HomeMy WebLinkAboutRenton Title IV - 12-12-2023Renton Municipal Code
Title IV DEVELOPMENT REGULATIONS
Page 1/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Title IV
DEVELOPMENT REGULATIONS
REVISED AND COMPILED ORDINANCES
City of
RENTON
WASHINGTON
1998
CITY OF RENTON
INCORPORATED SEPTEMBER 6, 1901
CITY OF RENTON MISSION STATEMENT
The City of Renton, in partnership with residents, business and government, is dedicated to:
Providing a healthy atmosphere in which to live and raise families, encourage responsible growth and economic
vitality, and create a positive work environment;
Resulting in a quality community where people choose to live, work and play.
TABLE OF CONTENTS
Preface
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
Renton Municipal Code
Title IV DEVELOPMENT REGULATIONS
Page 2/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 8 Permits – General and Appeals
Chapter 9 Permits – Specific
Chapter 10 Legal Nonconforming Structures, Uses and Lots
Chapter 11 Definitions
PREFACE
Citation to the Renton Development Regulations: This code contains all the provisions of Title 4 of the Renton
Municipal Code and should be cited as RMC; i.e., “see RMC 4 -10-010”. An RMC chapter should be cited chapter
4-10 RMC. An RMC section should be cited RMC 4-10-010. Through references should be made as RMC 4-10-010
through 4-10-040. Series of sections should be cited as RMC 4-10-010, 4-10-020, and 4-10-030.
Page and section numbering system: The page numbering system for these regulations does not run sequentially
from the first page of the document to the last. Instead, page numbering begins with the number of the chapter
followed by a page number. Each chapter starts with a Table of Contents listing the provisions found in the chapter
by page number. These Table of Contents pages themselves are numbered with lowercase Roman numerals. For
example, the first page of the Table of Contents of the first chapter is 1 -i; the first page of text of the first chapter is
1-1; the tenth page is 1-10. The first page of the Table of Contents of the second chapter is 2 -i; the first page of text
is 2-1, and so on to the end of the document. As the Development Regulations are supplemented and pages are
added, a decimal numbering and lettering system is used to allow for expansion of existing chapters. A detailed
directions page is included with each supplement.
The section numbering system used in the Development Regulations operates in the following manner:
Legislation: The legislative source of each section is enclosed in parentheses at the end of the applicable section or
subsection. References to ordinances are abbreviated and a semicolon between ordinance citations indicates an
amendment of the earlier section; thus “(Ord. 4638, 4-4-94; Amd. Ord. 4654, 6-5-94)” refers to Ordinance No. 4638
as amended by Ordinance No. 4654.
Index: The Development Regulations index follows Chapter 4-11. The index includes complete cross-referencing
and is keyed to the section and subsection numbers described above.
Errors or omissions: Although considerable care has been used in the production of this code, it is inevitable in so
large a work that there will be errors. As users of this code detect such errors, it is requested that a note citing the
section involved and the nature of the error be e-mailed to: CPC@codepublishing.com, so that correction may be
made in a subsequent update.
Computer access: CPC supports a variety of electronic formats for searching, extracting, and printing code text.
Contact the publisher for more information.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 3/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 1
ADMINISTRATION AND ENFORCEMENT
CHAPTER GUIDE: Chapter 4-1 RMC provides the framework for Title 4 in terms of identifying the City’s
authority to adopt development regulations, stating the relationship and 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.
This Chapter last amended by Ord. 6120, October 2, 2023.
4-1-010 TITLE
4-1-020 PURPOSE
4-1-030 AUTHORITY TO ADOPT REGULATIONS
4-1-040 CONFORMITY WITH DEVELOPMENT REGULATIONS REQUIRED (Reserved)
4-1-045 VESTING REGULATIONS
4-1-050 ROLES AND RESPONSIBILITIES
4-1-060 COMPREHENSIVE PLAN
4-1-070 CONSISTENCY OF REGULATIONS WITH COMPREHENSIVE PLAN
4-1-080 INTERPRETATION
4-1-085 PROCEDURAL AND NON-SUBSTANTIVE TEXT AMENDMENTS
4-1-090 LIABILITY
4-1-100 ENFORCEMENT
4-1-110 VIOLATIONS AND PENALTIES
4-1-120 SEVERABILITY
4-1-130 TITLE NOT EXCLUSIVE
4-1-140 REFUND OF DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT FEES
4-1-150 (Repealed by Ord. 5509, 11-23-2009)
4-1-160 (Repealed by Ord. 5794, 4-25-2016)
4-1-170 (Repealed by Ord. 5676, 12-3-2012)
4-1-180 CHARGES FOR EQUITABLE SHARE OF PUBLIC WORKS FACILITIES
4-1-190 IMPACT FEES
4-1-200 EXTRA FEES
4-1-210 WAIVED FEES
4-1-220 PROPERTY TAX EXEMPTION FOR MULTI-FAMILY HOUSING IN RESIDENTIAL TARGETED
AREAS
4-1-230 SURETIES AND BONDS
4-1-240 COMMON OPEN SPACE SUBSTITUTIONS
4-1-250 MARIJUANA REGULATIONS
4-1-260 LANDMARK DESIGNATION AND PRESERVATION
4-1-270 REASONABLE ACCOMMODATIONS AND MODIFICATIONS IN RESIDENTIAL HOUSING
4-1-010 TITLE:
This Title shall be known as the City of Renton Development Regulations.
4-1-020 PURPOSE:
It is the intent of the Renton City Council that these regulations implement the City’s policies adopted in the City’s
Comprehensive Plan in compliance with the Washington State Growth Management Act (GMA) and implement the
requirements of the State’s Regulatory Reform Act, which has a primary goal of integrating environmental review
with project review.
4-1-030 AUTHORITY TO ADOPT REGULATIONS:
The City of Renton Development Regulations are adopted by City ordinance pursuant to Article XI, Section 11 of
the Washington State Constitution, the State Growth Management Act and chapter 36.70B RCW. (Ord. 4722,
5-11-1998)
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 4/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-1-040 CONFORMITY WITH DEVELOPMENT REGULATIONS REQUIRED: (RESERVED)
4-1-045 VESTING REGULATIONS:
A. PURPOSE:
The purpose of this Section is to implement state laws that provide for vesting. This Section is intended to provide
property owners, permit applicants, and the general public assurance that regulations for project development will
remain consistent during the lifetime of the application. The Section also establishes time limitations on vesting for
permit approvals and clarifies that once those time limitations expire, all current development regulations and
current land use controls apply.
B. GENERAL:
Vesting of applications is governed by the rules of RCW 19.27.095, Building permit application – Consideration –
Requirements, and RCW 58.17.033, Proposed division of land – Consideration of application for preliminary plat or
short plat approval – Requirements defined by local ordinance, as they exist or may be amended. The vested rights
doctrine shall not be applied more broadly than its intended scope. (Ord. 5984, 10 -26-2020)
C. VESTING APPLICABILITY:
1. This Section applies to, and vesting occurs with, the filing of a complete application of the following:
a. Building permits (including but not limited to combo permits, grading licenses, and sign permits);
b. Preliminary plats, final plats, short plats; and
c. Any other land use permit application that is specifically identified by the Washington State legislature as
being covered by the vested rights doctrine.
2. Vesting does not apply to the following:
a. Incomplete, invalid, inaccurate or defective building permit applications;
b. Fees or taxes, including, but not limited to, impact fees;
c. Pre-application plans;
d. Any other application or permit not specifically identified in this subsection C, as it exists or may be
amended;
e. Uses not specifically disclosed in the application; or
f. Any application or permit that may reasonably result in a threat to the public health, safety, or welfare of the
community. The City’s exercise of police power to protect the public health and safety, and/or general welfare
immediately extinguishes any “vested right.” (Ord. 6001, 12-14-2020)
D. VESTING OF BUILDING APPLICATIONS:
1. Allowed Use: A building application must be allowed under the zoning or other land use control ordinances in
effect on the date of the application to be deemed a valid and fully complete building application.
2. Supplemental Information: Supplemental information required after an application is deemed complete shall
not affect the validity of the vesting for the application.
3. Revisions: Revisions requested by an applicant to a vested, but not yet approved, application shall be deemed a
new application when such revisions would result in a substantial change in the basic site design plan, intensity,
density, or similar factors, involving a change of ten percent (10%) or more. Vesting for the new application shall
occur upon the date of submission of a valid and fully complete building application for the changed project.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 5/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
E. VESTING OF LAND USE PERMIT APPLICATIONS:
The following applies to all applications described in subsection C of this Section, as it exists or may be amended,
excluding building permits.
1. Consistency Review: Applications shall be reviewed for consistency with the applicable development regulations
in effect on the date the application is deemed complete.
2. Construction and Utility Standards:
a. An application shall be reviewed for consistency with the construction and utility standards in effect on the
date a separate application for a construction or utility permit is deemed complete. An applicant may submit a
separate construction or utility permit application simultaneously with any application described in subsection
C of this Section, as it exists or may be amended, to vest for construction or utility standards.
b. A site development application for stormwater design and construction may vest on the date of preliminary
plat or conditional use permit application if the applicant submits construction permit application within one
hundred eighty (180) calendar days of complete preliminary plat or conditional use permit application and is
consistent with the information listed in RMC 4-8-120A, B and C, as they exist or may be amended, and any
site-specific information identified in a pre-application meeting summary.
c. The application or approval of a construction or utility permit, or the payment of connection charges or
administrative fees to a public utility, does not constitute a binding agreement for service and shall not establish
a vesting date for development regulations used in the review of applications described in subsection C of this
Section, as it exists or may be amended.
3. Effective Regulations: An application shall be subject to all development regulations in effect on the vesting
date.
4. Identified Development: An application that is deemed complete is vested for the specific use, density, and
physical development identified in the application.
5. Applicable Standards: Applications submitted that are not listed in subsection C of this Section, as it exists or
may be amended, shall be governed by the standards applicable to the specific application type. These applications
shall not vest for any additional development regulations.
6. Owner Solely Responsible: The property owner is responsible for monitoring the time limitations and review
deadlines for the application. The City shall not be responsible for maintaining a valid application. If the application
expires, a new application may be filed, but shall be subject to the development regulations in effect on the date of
the new application.
7. The application does not vest to processes and procedures.
F. DURATION OF VESTING:
1. Building Permits: Development of a building shall be based on the controls contained in the approved permit
application, and permits are subject to expiration periods identified in the International Building Code (IBC) and
adopted by reference herein in RMC 4-5-050, as it exists or may be amended.
2. Final Plat: The lots in a final plat may be developed by the terms of approval of the final plat, and the
development regulations in effect at the time the preliminary plat application was deemed complete for a period of
five (5) years from the recording date unless the City finds that a change in conditions creates a serious threat to the
public health, safety or welfare.
3. Permits Associated with a Plat: Permit applications, such as Planned Urban Developments (PUD) applications,
that are approved as a companion to a plat application, shall remain valid for the duration of the permit application
type or plat, whichever is longer.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 6/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Short Plat: The lots in a short plat may be developed by the terms and conditions of approval, and the
development regulations in effect at the time the application was deemed complete for a period of five (5) years
from the recording date unless the City finds that a change in conditions creates a serious threat to the public health,
safety or welfare.
5. All permits described in this Section shall be vested for the specific use, density, and physical development
identified in the permit approval. (Ord. 5953, 11-18-2019; Ord. 5984, 10-26-2020; Ord. 6001, 12-14-2020)
G. MODIFICATIONS:
Proposed modifications to an application listed in subsection B of this Section, as it exists or may be amended
(excluding Building Permits), which have been deemed to be complete, shall be subject to the requirements below:
1. Modifications proposed by the Department of Community and Economic Development to an application shall not
be considered a new application.
2. Any modification to an application may require revised public notice and/or additional review time.
3. Modifications proposed by the applicant to an application which meet or exceed any of the criteria for a major
revision and/or amendment, pursuant to the criteria in RMC 4 -7-080M or 4-9-030J, as they exist or may be
amended, shall require a new application. The new application shall conform to the development regulations which
are in effect at the time the new application is submitted.
4. Proposed modifications to applications that do not exceed the major revision and/or amendment criteria pursuant
to RMC 4-7-080M or 4-9-030J, as they exist or may be amended, shall be reviewed for the development regulations
in effect on the date of the original complete application. (Ord. 5965, 3 -2-2020)
H. WAIVER OF VESTING:
1. Voluntary Waiver: A property owner may voluntarily waive vested rights at any time during the processing of
an application by delivering a written and signed waiver to the Community and Economic Development
Administrator stating that the property owner agrees to comply with all development regulations in effect on the date
of delivery of the waiver. Any change to the application is subject to the modification criteria described above in
subsection G of this Section and may require revised public notice and/or additional review time.
2. Major Plat Amendments: Major plat amendments shall constitute a voluntary waiver of vested rights at the time
of the submittal of the major plat amendment, unless otherwise approved by the Community and Economic
Development Administrator. (Ord. 5675, 12-3-2012)
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.
(Ord. 2188, 10-25-1965; Ord. 2630, 4-26-1971; Ord. 2962, 9-8-1975; Ord. 2967, 9-22-1975; Ord. 3101, 1-17-1977;
Ord. 3592, 12-14-1981; Ord. 3760, 12-5-1983; Ord. 4342, 2-3-1992; Ord. 4584, 2-12-1996; Ord. 4587, 3-18-1996;
Ord. 4648, 1-6-1997; Ord. 4722, 5-11-1998; Ord. 4777, 4-19-1999; Ord. 4802, 10-25-1999, Ord. 4821, 12-20-1999;
Ord. 4827, 1-24-2000; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4954, 2-11-2002; Amd. Ord. 4963,
5-13-2002)
4-1-060 COMPREHENSIVE PLAN:
A. PURPOSES OF PLAN:
1. The primary purpose of the Comprehensive Plan is to define and establish the policy relating to the development
of the community as a whole; to indicate the principles and objectives which shall guide the establishment,
development and implementation of definite and precise plans, public and private; to provide for the coordination of
the many separate plans which govern the development of this community, to officially adopt a program and guide
which will enable the City to attain the principles and objectives set forth in chapter 35.63 RCW and the Growth
Management Act (chapter 36.70A RCW) in the manner provided. (Ord. 4437, 2 -21-1994)
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 7/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. The overriding consideration is to promote public safety, welfare, and interest. Additional factors to be considered
(not in order of priority) are preservation of property rights, protection of life and property, equal opportunities,
public interests prevailing over private interests, and economic and social benefits. (Ord. 3976, 3 -3-1986)
3. The Comprehensive Plan is intended to guide the enactment of development regulations that are consistent with
the Comprehensive Plan and capital budget decisions that are in conformance with the Comprehensive Plan.
4. The Comprehensive Plan is intended to help resolve some of the dilemmas confronting municipal officials and the
people they represent, and to provide a coordinated approach to local and regional problem solving.
5. Additional purposes of the Comprehensive Plan are:
a. To improve the physical and social environment of the City as a setting for human activities; to make it more
functional, beautiful, decent, healthful, interesting and efficient;
b. To insure acceptable levels of access, utilities and other public services to future growth and development;
c. To promote the public interest, and the interest of the City at large;
d. To facilitate the democratic determination and implementation of City policies and development;
e. To effect coordination in development;
f. To inject long range considerations into the determination of short-range actions;
g. To provide professional and technical knowledge in the decisions affecting development of the City; and
h. To guide future development and growth in the City that is consistent with the goals and objectives of the
Growth Management Act as defined in RCW 36.70A.020, Planning Goals.
B. DESCRIPTION OF PLAN:
The planning horizon for the Comprehensive Plan is twenty (20) years. The Plan is, of necessity, general in its
proposals. It must be flexible, since it is impossible to predict all future events which may affect the community. The
Plan is not a development regulation, although it makes significant recommendations for future land use. The Plan is
not precise. It does not present engineering accuracy, nor does it claim to predict exactly the future use of every
parcel of property. It is not intended to retroactively impose compliance with goals, objectives and policies upon
existing developed property, but voluntary compliance is encouraged.
C. PLAN ELEMENTS:
1. Required Elements: The Comprehensive Plan shall contain the following mandatory planning elements as
required by the Growth Management Act:
a. A land use element designating the proposed distribution, location and extent of the uses of land.
b. A transportation element that is consistent with the land use element and includes land use assumptions, an
inventory of facility and service needs, service standards, financing needs and a reassessment of land use, if
service standards cannot be met.
c. A housing element containing an inventory of needs, policies for protection and development of housing for
all economic segments of the community and identifying sufficient land for housing.
d. A utilities element consisting of an inventory of needs and policies for the development of utilities and the
location, proposed location and capacity of all existing and proposed utilities.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 8/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
e. A capital facilities element that includes an inventory of all capital facilities, forecast of future needs,
proposed location of new or expanded facilities, a six (6) year funding plan and a reassessment of the land use
element, if funding falls short.
2. Optional Elements: The Comprehensive Plan may include additional elements, relating to the physical
development within the City; including, but not limited to, subarea plans, each of which is consistent with the other
elements of the Comprehensive Plan.
3. Land Use Element Map: The land use element map, maintained on display in the customer service area of the
Planning/Building/Public Works Department, illustrates in broad and general terms the desired development of the
City during the twenty (20) year planning period. (Ord. 4437, 2 -21-1994; Amd. Ord. 5153, 9-26-2005)
D. ADOPTION:
The Comprehensive Plan and any amendments and associated subarea plans are adopted by ordinance of the City
Council after public hearing by the Council. (Ord. 5153, 9-26-2005; Ord. 5984, 10-26-2020)
4-1-070 CONSISTENCY OF REGULATIONS WITH COMPREHENSIVE PLAN:
A. CONSISTENCY REQUIRED:
All City programs materially affecting land use, including land use regulatory codes, shall be consistent with the
Comprehensive Plan. (Ord. 3976, 3-3-1986)
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 interest of public safety, health, morals and the general welfare, the following instruments
will implement the Comprehensive Plan:
1. Title 4 – 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 Legal Nonconforming Structures, Uses and Lots
Chapter 11 Definitions
(Ord. 5153, 9-26-2005; Ord. 5984, 10-26-2020)
2. Title 8 – Health and Sanitation:
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 9/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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
(Ord. 4437, 2-21-1994; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5984, 10-26-2020)
4-1-080 INTERPRETATION:
A. ADMINISTRATIVE INTERPRETATION:
1. General: The Community and Economic Development Administrator is hereby authorized to make
interpretations regarding the implementation of unclear or contradictory regulations contained in this Title. Any
interpretation of the Renton Title IV Development Regulations shall be made in accordance with the intent or
purpose statement of the specific regulation and the Comprehensive Plan. Life, safety and public health regulations
are assumed to prevail over other regulations.
2. Zoning 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 Community and Economic Development Administrator shall determine
which requirement shall prevail in accordance with the intent or purpose statement of the specific regulation and the
Comprehensive Plan. Life, safety and public health regulations are assumed to prevail over other regulations. (Ord.
5153, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
B. CONFLICTS AND OVERLAPS:
This Title is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions.
However, where this Title and another regulation, easement, covenant, or deed restriction conflict or overlap,
whichever imposes the more stringent restrictions shall prevail. (Ord. 4071, 6 -1-1987; Amd. Ord. 5153, 9-26-2005)
C. INTERPRETATION OF REQUIREMENTS:
In interpreting and applying the provisions of this Title, the requirements herein shall be:
1. Considered the minimum for the promotion of the public health, safety, morals and general welfare;
2. Liberally construed in favor of the governing body; and
3. Deemed neither to limit nor repeal any other powers granted under State statutes. (Ord. 4071, 6 -1-1987; Amd.
Ord. 5153, 9-26-2005)
D. MORE RESTRICTIVE/HIGHER STANDARDS TO GOVERN:
Wherever any regulation in this Title imposes higher or more restrictive standards than are required in any other
statute or regulation, the provisions of this Title shall govern. Wherever the provisions of any other statute or
regulation impose higher or more restrictive standards, the provisions of such other statute or regulation shall
govern. (Ord. 4404, 6-7-1993; Amd. Ord. 4963, 5-13-2002; Ord. 5153, 9-26-2005)
E. TERMINOLOGY:
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 10/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
When not inconsistent with the context, words used in the present tense include the future, words in the plural
number include the singular number and words in the singular number include the plural number. The word “shall”
is always mandatory. (Ord. 4007, 7-14-1986; Amd. Ord. 5153, 9-26-2005)
4-1-085 PROCEDURAL AND NON-SUBSTANTIVE TEXT AMENDMENTS:
The Community and Economic Development Administrator is hereby authorized to amend text of procedural or
non-substantive provisions of this Title. For the purposes of this Section, substantive amendments shall be
distinguished from procedural or non-substantive amendments in accordance with the following: “Substantive”
matters relate to regulations that define or limit what can be done in terms of conduct, use, development, or action
(e.g., what use may be made of land, what requirements apply to development, what public infrastructure may be
required of certain developments, which decision makers and appellate bodies act on permit applications), and
“procedural” or “non-substantive” matters are those that relate to procedures or submittal requirements (e.g., how
applications will be processed by a decision maker, what application forms must be used). (Ord. 5887, 9 -17-2018;
Ord. 5984, 10-26-2020)
4-1-090 LIABILITY:
A. CITY OFFICER OR EMPLOYEE NOT LIABLE:
No officer, agent or employee of the City shall be personally liable for any damage that may accrue to persons or
property as a result of any act required or permitted in the discharge of his duties under this Title. Any suit brought
against any officer, agent or employee of the City as a result of any act required or permitted in the discharge of his
duties under this Title shall be defended by the City Attorney until the final determination of the proceedings
therein. (Ord. 2820, 1-14-1974, eff. 1-19-1974)
The Administrative Authority or any employee performing duties in connection with the enforcement of this Title
and acting in good faith and without malice in the performance of such duties shall be relieved from any personal
liability for any damage to persons or property as a result of any act or omission in the discharge of such duties, and
in the event of claims and/or litigation arising from any such act or omission, the City Attorney shall, at the request
of and on behalf of said Administrative Authority or employee, investigate and defend such claims and/or litigation
and if the claim be deemed by the City Attorney a proper one or if judgment be rendered against such
Administrative Authority or employee, said claim or judgment shall be paid by the City. (Ord. 4546, 7 -24-1995)
B. LIABILITY OF OWNER OR BUILDER NOT REDUCED:
This Title shall not be construed to relieve from or lessen the responsibility of any person owning, building, altering,
constructing, moving, modifying, or maintaining any structure or land use in the City for damages to anyone injured
or damaged either in person or property by any defect therein; nor shall the City of Renton, or any of its agents
thereof, be held as assuming such liability by reason of permit, approval, inspection, certificate of inspection or
certificate of occupancy issued by the City or any of its agents. (Ord. 2877, 9 -9-1974)
C. DISCLAIMER OF LIABILITY:
The degree of hazard protection required by RMC 4 -3-050, Critical Areas Regulations, is considered reasonable for
regulatory purposes and is based on scientific and engineering considerations. RMC 4 -3-050 does not imply that
land outside the areas of special flood hazards or uses permitted within such areas will be free from flooding or
flood damages. RMC 4-3-050 shall not create liability on the part of the City, any officer or employee thereof for
damages that result from reliance on this Section or any administrative decision lawfully made hereunder. (Ord.
4835, 3-27-2000)
4-1-100 ENFORCEMENT:
A. PURPOSE:
The purpose of this Section is to promote compliance with this Title by establishing enforcement authority, defining
violations, and setting standards for initiating the procedures set forth in chapter 1 -3 RMC, Remedies and Penalties,
when violations of this Title occur. The provisions of this Title and any conditions associated with entitlements
approved by the City shall be diligently enforced in order to promote the City’s planning efforts and to protect the
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 11/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
public health, safety, and welfare. A further intent of this Section is to ensure that no permit, license, or land use
approval is issued in conflict with the provisions of this Title. (Ord. 4856, 8-21-2000; Amd. Ord. 5153, 9-26-2005)
B. RESPONSIBILITY AND AUTHORITY:
The Community and Economic Development Administrator shall be authorized to enforce the provisions of Title 4
of the Renton Municipal Code. The Administrator shall also enforce any implementing administrative rules,
administration, and approval conditions attached to any land use approval, through revocation or modification of
permits, or through the enforcement, penalty and abatement provisions of chapter 1 -3 RMC, Remedies and
Penalties. (Ord. 5153, 9-26-2005; Ord. 5676, 12-3-2012)
4-1-110 VIOLATIONS AND PENALTIES:
A. VIOLATIONS:
Violations are illegal and are misdemeanors subject to the enforcement penalty and abatement procedures of RMC
1-3-1 and 1-3-3. (Ord. 4346, 3-9-1992; Amd. Ord. 5153, 9-26-2005)
B. REMEDIES AND PENALTIES:
1. Stop Work Order: Any construction in violation of this Title, or any condition(s) imposed on a permit or license,
may be subject to the issuance of a “Stop Work Order.”
2. Refusal of Approvals:
a. The City shall not issue any permit or grant any approval necessary to develop any real property which has
been divided, or which has resulted from a division, in violation of the provisions of the Renton Municipal
Code or state subdivision regulations.
b. No approval shall be granted for a land use permit, land division, or building permit for any parcel of land on
which there is a violation of any City or state law or permit to use or development of the property, unless such
violations are either corrected prior to application or are required to be corrected as a condition of approval.
c. The City shall not issue any permit or grant any land use approval to any individual or corporation that has
not paid all land use-related fines, penalties, permit fees, or collections due to the City for any previous
infraction or criminal violation of RMC Title 4.
3. Provisions of RMC 1-3-1: Any person violating or failing to comply with any order made hereunder shall be
guilty of a misdemeanor and punished pursuant to RMC 1 -3-1.
4. Remedies Cumulative: All remedies concerning this Title shall be cumulative and not exclusive. The conviction
and punishment of any person hereunder shall not relieve such person from the responsibility of correcting
prohibited conditions or removing prohibited structures, signs, or improvements, and shall not prevent the enforced
correction or removal thereof.
5. Recovery of Costs: Where any action or activity is required to be taken by a person under the provisions of this
Title, the City Administration may direct that in default of its being done by the responsible party, such action or
activity shall be done at the expense of the party in default and the City may recover the expenses. (Ord. 4722,
5-11-1998; Amd. Ord. 4856, 8-21-2000; Ord. 5153, 9-26-2005)
C. INITIATION OF PROCEEDINGS AGAINST VIOLATION:
1. The City may initiate proceedings to revoke or modify any permit or land use approval it has issued;
2. An aggrieved party may file a request for the City to initiate revocation or modification proceedings, or suspend a
permit, or land use approval.
3. Regarding requests to inspect or review active repair invoices, City code compliance officers may enter an area
that is open to the public and request to see the active repair invoice or invoices for vehicles that are being stored or
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 12/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
that are present on or at a vehicle service and repair facility. If the request is refused, the vehicle service and repair
facility shall have forty-eight (48) hours from the time that the request was made to take the active repair invoice or
invoices, and any other necessary documents or information, to City Hall, to the appropriate code compliance or
City official, for inspection or review.
If the vehicle service and repair facility fails to comply with the request to inspect or review the active repair invoice
or invoices, there is a presumption that the vehicle or vehicles are being stored. (Ord. 5153, 9 -26-2005; Ord. 5639,
12-12-2011)
D. AUTHORITY TO REVOKE OR MODIFY A PERMIT OR LAND USE APPROVAL:
Authority to revoke or modify a permit or land use approval shall be exercised by the approving body, as follows:
1. The City Council, after a recommendation from the Hearing Examiner, may revoke, modify, or refuse to grant
any preliminary subdivision, zone reclassification or other approval issued by the Council or Hearing Examiner.
2. The Community and Economic Development Administrator may, for cause, revoke or modify any permit or other
land use approval issued by the Administrator. (Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
3. For purposes of this Section, cause to revoke or modify a permit or land use approval shall mean that the permit
or land use approval was obtained by fraud or by providing inaccurate, incomplete, or misleading information where
the person holding the permit fails to perform a condition precedent or subsequent to the granting of the permit or
land use approval. (Ord. 5153, 9-26-2005)
E. CRITERIA FOR PERMIT SUSPENSION, REVOCATION OR MODIFICATION:
Any permit, or other land use approval issued by the City pursuant to this Title, may be suspended, revoked or
modified on one or more of the following grounds:
1. The approval was obtained by fraud;
2. The approval was based upon inaccurate, incomplete or misleading information provided by the applicant;
3. The holder of the permit or approval interferes with the Administrator or any authorized representative in the
performance of his or her duties related to the permit or approval;
4. The holder of the permit or approval fails to comply with any notice and order issued pursuant to code compliance
regulations; or
5. The holder of the permit or approval fails to comply with the condition precedent or subsequent to the granting of
the permit or land use approval. (Ord. 5153, 9-26-2005; Ord. 5984, 10-26-2020)
F. APPEALS:
See RMC 4-8-110 for appeal process. (Ord. 5153, 9-26-2005)
4-1-120 SEVERABILITY:
If any provision of this Title or its application to any person or property is held invalid by a court of competent
jurisdiction, the remainder of the Title or the application of the provision to other persons or circumstances shall not
be affected. (Ord. 4522, 6-5-1995)
4-1-130 TITLE NOT EXCLUSIVE:
Nothing in this Title shall be construed to abrogate or impair the power of the City or any department thereof to
enforce any provision of its Charter or its ordinances or regulations, nor to prevent or punish violations thereof, and
any powers conferred by this Title shall be in addition to and supplemental to powers conferred by other laws, nor
shall this Title be construed to impair or limit in any way the power of the City to define and declare nuisance and to
cause their removal or abatement by summary proceedings, or in any manner provided by law. (Ord. 4546,
7-24-1995)
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 13/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-1-140 REFUND OF DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT FEES:
A. AUTHORITY TO REFUND FEES:
The Administrator may authorize the refunding of all or a portion of the fees paid hereunder which were erroneously
paid or collected.
B. AMOUNT REFUNDED:
1. Land Use Permit Application Fee: Based upon an evaluation of the amount of work expended, the
Administrator may authorize the refunding of not more than eighty percent (80%) of the permit fee paid when no
substantial processing work has been done on the application.
2. Building and Public Works Application Fees: The Administrator may authorize the refunding of fees paid
when an application is withdrawn or cancelled before any substantial work effort has been expended.
C. METHOD OF OBTAINING REFUND AND TIME:
The Administrator shall not authorize the refunding of any fee paid except upon written application filed by the
original permittee not later than one hundred eighty (180) days after the date of the fee payment. (Ord. 5153,
9-26-2005; Ord. 5557, 10-18-2010; Ord. 5676, 12-3-2012)
4-1-150 (Repealed by Ord. 5509, 11-23-2009)
4-1-160 (Repealed by Ord. 5794, 4-25-2016)
4-1-170 (Repealed by Ord. 5676, 12-3-2012)
4-1-180 CHARGES FOR EQUITABLE SHARE OF PUBLIC WORKS FACILITIES:
Owners of properties to which improvements are being proposed that have not been assessed or charged an equitable
share of the cost of public works facilities, such as water systems, sanitary sewer systems, storm water systems, and
street improvements including signalization and lighting, shall be subject to one or more of the charges listed in the
City of Renton Fee Schedule. Any fees triggered by improvements or development, as detailed in this Section, are
due and payable at the first of the following instances:
• Prior to the issuance of a Public Works Construction Permit;
• Prior to the recording of a single family residential plat or single family residential short plat;
• Prior to the issuance of a building permit; and
• In all cases, prior to the issuance of a certificate of occupancy (either temporary or final).
All of the following charges shall be paid into the appropriate utility or street fund except that any fees collected
under a private latecomer’s agreement shall be passed on to the holder of the agreement with the applicable fees paid
to the appropriate utility or street fund.
A. PRIVATELY HELD LATECOMER’S FEES AND SPECIAL ASSESSMENT DISTRICT (FORMERLY
KNOWN AS CITY HELD LATECOMER’S) FEES:
1. Applicability of Privately Held Latecomer’s Fee: The City has the discretionary power, as detailed in Chapter
9-5 RMC, to grant street latecomer’s agreements to developers and owners for the reimbursement of a pro rata
portion of street improvements including signalization and lighting they install and turn over to the City. The City
shall grant utility latecomer’s agreements for the reimbursement of a pro rata portion of utility systems such as
water, sanitary sewer or storm sewer, if all conditions are met. For purposes of this section, both utility and street
latecomer’s agreements shall be collectively referred to as “latecomer’s agreements.”
2. Applicability of Special Assessment District Fee: The special assessment charge is a fee that enables the City to
recover a pro rata portion of the original costs of public works improvements (water systems, sanitary sewer
systems, storm water systems, and street improvements including signalization and lighting) from the owners of
property who would benefit from future connections to, or future users of, improvements to the City’s infrastructure
that were not installed by LIDs or by a private developer under a latecomer agreement. The imposition, collection,
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 14/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
payment and other specifics concerning these charges are detailed in chapter 9 -16 RMC, Special Assessment
Districts. Interest may be charged pursuant to RMC 9-16-6, Payments to City.
3. Exemptions for Latecomer’s or Special Assessment District Fees:
a. Segregation of Fees: The City may grant segregation of private developer latecomer’s fees or special
assessment district fees on large parcels of land per subsection C of this Section.
b. Relief Due to Two (2) Similar Facilities: The Public Works Administrator will consider relieving a parcel
of a latecomer’s or special assessment district fee/assessment if the property has a benefit from either (but not
both) of two (2) similar facilities. The Public Works Administrator will make the decision based on engineering
and policy decisions as to which facility(ies) benefit and/or are utilized by the parcel. The assessment due
would be that associated with the utilized facility. If there are no sound engineering or policy reasons that
indicate one facility over the other, the City shall give the applicant the choice of facilities to utilize.
c. Relief Due to Future Subdivision: At the time the latecomer’s agreement or special assessment district is
formed, and as a condition of the latecomer’s agreement or special assessment district, the City may require
that the assessment against a parcel be divided such that a single family residential connection will be assessed
based upon the size of a typical single family residential lot in that area. The remainder of the cost attributed to
said site will be due at such time as the parcel develops further either by subdivision or increased density. In the
case of a special assessment district, interest will continue to accrue on the remaining portion of the assessment.
d. Reallocation of Assessment Due to Subdivision of Property: The Public Works Administrator will
consider reallocation of the latecomer’s assessment or the special assessment if a property is subdivided for any
purpose other than single family use. Reallocation may be granted based upon front footage, area, or other
equitable means. Consideration may be given to adjusting the assessment between the new parcels, based upon
value of benefit from the improvements, such that two (2) similar parcels may pay different amounts because
one receives more benefit. (Ord. 5450, 3-2-2009; Ord. 5984, 10-26-2020)
B. SYSTEM DEVELOPMENT CHARGES (SDC) – WATER, WASTEWATER, AND STORM WATER:
The City has authority under RCW 35.92.025 to impose charges, which are commonly referred to as “system
development charges,” on property owners in order that said property owners shall bear their equitable cost share of
the City’s utility system(s).
1. Applicability of System Development Charge: The system development charge is hereby imposed against
properties and, by inference, the owners of said properties that are benefiting from and/or increasing the level of
usage of the City’s utility systems. Said property owner(s) shall pay, prior to connection to or benefit from a City
utility system, the system development charge associated with that utility as detailed in the City of Renton Fee
Schedule. A parcel may benefit from a City utility system during the development or redevelopment of the property
with or without a connection to an established facility. Therefore, the system development charge for a utility may
be triggered without a physical connection to an existing facility.
a. “Utility system” shall mean:
• The sanitary sewer system, including but not limited to lift stations, force mains, interceptors and other sewer
mains.
• The storm water system, including but not limited to flow control or water quality facilities, flood hazard
reduction improvements, lift stations, force mains, interceptors, and other storm water storage, treatment, collection
and conveyance systems used for management of storm water runoff; and
• The water system, including but not limited to wells, pump stations, water treatment facilities, reservoirs and
water mains.
b. The phrase “increasing the level of usage of a City utility system(s),” as used in this Section, shall mean any
of the following:
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 15/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
• First Time Service Connection or Benefit: Any property that is connecting to or benefiting from a Renton
utility system for the first time (including but not limited to new construction, conversion from private well, or
conversion from septic system); and
• Property that is being improved, developed, redeveloped, or subdivided and as part of said action has installed
an additional water meter(s), has installed a larger water meter(s) or creates additional impervious surface (for the
purpose of this code, conversion of a gravel area to asphalt, concrete, or other impervious surface shall be
considered additional impervious surface).
c. The basis for the charge of system development charges shall be:
• Storm Water: The addition of any new impervious surface to properties will require payment of the system
development charge for storm water for the additional new impervious surface only. If a property is making a
connection for the first time to a storm water system, it will only require payment of the system development charge
for storm water for the impervious surface tributary to the point of connection. Any rebuilding, change in use or
additions to property that does not create additional impervious surface or does not cause a first time connection to
be made will not require payment of the system development charge for storm water.
New single family development will pay based upon a flat rate per dwelling unit. Existing single family
development that has previously connected will pay based upon square foot of additional impervious
surface. Existing single family development that is connecting for the first time will pay based upon a flat
rate per dwelling unit. Commercial and multi-family development will pay based upon square foot of
additional impervious surface.
• Wastewater: The addition of a new domestic water meter, increasing the size of an existing domestic water
meter, conversion of a non-domestic water meter to domestic use, or the first time connection of a property to the
sanitary sewer system will require payment of the system development charge. For each additional domestic meter
installed, the charge shall be based upon the size of the additional meter(s). For each increased domestic meter, the
charge shall be for the size of the new domestic meter minus the charge for the domestic meter being replaced. For
the conversion of a non-domestic water meter to domestic use, the charge will be based upon the size of the meter
converted to domestic use. For the first time connection of an existing developed property to the sewer system, the
charge shall be based upon the size of the domestic meters for the property.
• Water: The addition of a new domestic or irrigation water meter, increasing the size of an existing water
meter, or the addition of a service for fire protection will require the payment of the system development charge. For
each additional meter installed, the charge shall be based upon the size of the additional meter(s). For each increase
in meter size, the charge shall be for the size of the new meter minus the charge for the meter being replaced. For the
addition or increase in size of a service for fire protection, the charge shall be based upon the size of the fire service,
not the size of the detector bypass meter.
d. Charges Not Refunded for a Reduction In Service: System development charges will not be refunded if
the service basis, as described above, is reduced. The service level, prior to reduction, may be considered as
existing level of service as described below.
e. Existing Level of Service: The existing level of service shall be the baseline for any additional system
development charges. Said baseline level of service shall be determined by existing connections; existing size,
type and number of water meters; and existing impervious surfaces. When a previously developed property has
participated in demolition of existing improvements, then the baseline level of service shall be the highest level
of developed condition within the five (5) year period preceding the date of application. Any development of
the property that has been removed for more than five (5) years shall not be considered when calculating
additional fees. For demolished impervious surfaces, the City reserves the right to utilize construction
drawings, aerial photos, or topographic maps to best determine square footage of impervious surface prior to
demolition.
For storm water, when increasing the level of density of single family by the addition of units or redevelopment
to commercial or multi-family, the existing level of service baseline shall be as follows: when the existing level
of service is single family and the proposed service is single family, the baseline shall be existing dwelling
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 16/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
units. When the existing level of service is single family and the proposed service is other than single family,
the baseline shall be the square footage equivalent of the existing dwelling units.
For example, if a property owner removed all improvements from a two (2) acre parcel that had a one -inch (1")
domestic water meter, a one-inch (1") irrigation water meter, was connected to sanitary sewer, and was fifty
percent (50%) impervious and that parcel sat vacant for two (2) years, those improvements would be
considered when calculating additional system development charges.
Exceptions:
The addition of an irrigation meter only for an existing single family residential dwelling will not trigger a
system development charge for water or sewer.
The addition of a second domestic meter to an existing duplex in order to divide consumption for billing
purposes will not trigger a system development charge.
Improvements to existing single family residential units that have had the system development charge for storm
water paid per dwelling unit shall be exempt from charges for additional impervious surfaces unless the
additional impervious surface is created by the addition of single family units or by development other than
single family.
Improvements to existing single family residential units such as additions that are less than five hundred (500)
square feet of new impervious surface are exempt from the system development charge for storm water unless a
new connection to the Renton storm water system is proposed or required as part of the permit application.
2. Exemptions to System Development Charge:
a. Installation of an Irrigation Meter Solely for the Purpose of Providing Irrigation Water to City
Right-of-Way: Installation of a water meter solely for the purpose of providing irrigation water to City
right-of-way is exempted from the system development charge.
b. Exemption for City-Owned Property: No system development charge will be collected on City-owned
properties. The benefits to the utility from the use of other City properties such as utility easements, lift stations
and other benefits offset the amount of the system development charge.
c. Storm Water Exemption for Infiltration Facility: Developments that infiltrate or contain on site one
hundred percent (100%) of the on-site storm water runoff volume from a one hundred (100) year storm are
exempt from the storm water system development charge. For the application of this credit, the
owner/developer must use the current design criteria to show that the infiltration facility will infiltrate all of the
volume of runoff produced from the site during the one hundred (100) year storm.
For purposes of this code, “on-site” includes all land within the boundary of the development. If the
development benefits from the City storm water system because the City system provides drainage for any of
the lots, tracts, roadways, etc., within the development, it will not qualify for this exemption.
If a development that is granted an exemption under this Section discharges water off -site during a one hundred
(100) year storm or less, the development shall be required to make corrections or improvements to the on -site
system such that it will infiltrate up to the one hundred (100) year storm. If, in the future, the development can
no longer infiltrate one hundred percent (100%) of the on-site storm water runoff from a one hundred (100)
year storm, the system development charge shall be due and payable as a condition of the connection to or
utilization of the City’s storm water system.
Nothing in this Section shall relieve the property owner(s) from complying with the City’s current flow control
and water quality treatment standards at the time the development converts from one hundred percent (100%)
infiltration to use of the City storm system. When a development is converted from one hundred percent
(100%) infiltration to use of the City storm system, the storm water management standards used shall consider
the existing conditions prior to the property being developed under the one hundred percent (100%) infiltration
exemption and the developed conditions at the time the conversion is made.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 17/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
There may be certain areas within the City that partially or completely prohibit the use of infiltration facilities.
If a current or future code or standard prohibits or limits the use of infiltration facilities to any level below the
one hundred (100) year storm, the development will not qualify for this exemption.
d. Storm Water Exemption for Direct Discharge to Lake Washington: Developments with property
directly abutting the Lake Washington shoreline that direct discharges one hundred percent (100%) of the
on-site storm water runoff to the lake through their own private storm system located solely on the development
property(ies) are exempt from the storm water system development charge. If the development benefits from
the City storm water system because the City system provides drainage for any of the lots, tracts, roadways,
etc., within the development, it will not qualify for this exemption. Any direct discharge to waters or natural
drainage courses other than Lake Washington will not qualify for this exemption. (Ord. 5678, 12 -3-2012; Ord.
5984, 10-26-2020)
C. SEGREGATION CRITERIA AND RULES:
Except for parcels being developed for single family use, the ability exists for the segregation of special assessment
district, and/or latecomer’s charges (if permitted by the latecomer’s agreement) if there is partial development of a
large parcel of property. This segregation shall be based on the following criteria and rules:
1. Segregation by Plat or Short Plat: Charges shall be determined on the basis of the specific platted properties
being developed regardless of the parcel size. Unplatted or large-platted parcels may be platted or short-platted prior
to development, in which case the special assessment district, and/or latecomer’s charge will be applied to the
specific platted lots being developed.
2. Segregation by Administrative Determination: For the partial development of a large tract of property, the
owner may apply for a segregation of the special assessment district, and/or latecomer’s charge(s) for the specific
portion of the property to be developed. The burden of establishing the segregation by legal description, number of
units, and map would be on the party owing the fee and not the City. The following criteria shall determine the
segregation of fees:
a. Provisions: This provision shall apply to all developments with the exception of single family residential
home developments.
b. Segregation of Fees: The segregation of fees shall be by formal, written agreement, including a legal
description approved by the City, which shall be recorded as a restrictive covenant running with the land. The
restrictive covenant shall list the percentage of the special assessment district, and/or latecomer’s charge fee
that has been paid for the property. The applicant shall also include a detailed plan, drafted to current adopted
City standards, of the proposed development, which shall include the proposed boundary line, as described in
the legal description, for the special assessment district, and/or latecomer’s charge determination.
c. Segregated Areas: Minimum size of area segregated for determination and payment of special assessment
district, and/or latecomer’s charge(s) shall be two (2) acres. The segregated area shall include, but not be
limited to, all contiguous existing developed land for which the special assessment district, and/or latecomer’s
charge(s) have not been paid; all proposed buildings; driveways and sidewalks; parking areas; grass and
landscape areas; public access areas; storm water systems; and improvements required for mitigation of
environmental impacts under the State Environmental Policy Act (SEPA). The boundary line for the
segregation of special assessment district, and/or latecomer’s charge shall be established by survey and legal
description and shall not be closer than fifteen feet (15’) to any structure.
d. Remnant Parcel: Minimum size of the remnant parcel of undeveloped property for which the special
assessment district, and/or latecomer’s charge is deferred shall be two (2) acres. Should the property partially
paid for under this Section later develop, then that property shall pay the special assessment district, and/or
latecomer’s charge fee in place at the time of development. Should the property partially paid for under this
Section later be subdivided, then the partial payment credit shall run with the subdivided lots. The burden of
establishing that the partial payment has been made would be on the party owing the fee and not on the City.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 18/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
e. Determination of Charge: The special assessment district, and/or latecomer’s charge shall be determined on
the basis of the percentage of a property that is developed (existing development plus proposed development).
When a proposed development takes a parcel over the threshold of full development, as described in this
Section, one hundred percent (100%) of the special assessment district, and/or latecomer’s charge(s) is owed
and any balance is due and payable.
f. Full Development: For the purpose of this Code, “full development” is considered to be sixty percent (60%)
property coverage for multi-family development and eighty percent (80%) property coverage for commercial,
industrial, mixed use, and all other development. “Property coverage” is defined as the portion of the property
supporting buildings, driveways and sidewalks, parking areas, grass and landscape areas, public access areas,
storm water systems, and improvements required for mitigation of environmental impacts under the State
Environmental Policy Act (SEPA).
g. Developed Area: The “developed area” shall include, but not be limited to, all contiguous existing
developed land for which the system development charges have not been paid: all existing and proposed
buildings, driveways and sidewalks, parking areas, grass and landscape areas, public access areas, storm water
systems, and improvements required for mitigation of environmental impacts.
h. Interpretation: The Administrator of Public Works shall make the final decision on interpretation of the
partial payment of system development charges. (Ord. 5450, 3 -2-2009)
3. Segregation by Latecomer’s Agreement: If segregation is permitted by the latecomer’s agreement it shall be
governed by the terms of the latecomer’s agreement. Subsections C1 and 2 of this Section shall govern segregation
insofar as they are not inconsistent with the latecomer’s agreement. (Ord. 4205, 2 -20-1989; Ord. 4415, 8-16-1993;
Ord. 4444, 3-28-1994; Ord. 4505, 4-10-1995; Ord. 4506, 4-10-1995; Ord. 4508; Ord. 4525; Ord. 4526, 6-12-1995;
Amd. Ord. 4872, 11-20-2000; Ord. 4875, 12-4-2000; Ord. 5000, 1-13-2003; Ord. 5040, 11-24-03; Ord. 5153,
9-26-2005; Ord. 5169, 12-5-05; Ord. 5326, 12-10-07; Ord. 5557, 10-18-2010; Ord. 5984, 10-26-2020)
4-1-190 IMPACT FEES:
A. TITLE:
This Section shall be hereinafter known as “impact fees.”
B. PURPOSE AND INTENT:
The purpose and intent of this Section is to authorize the collection of impact fees for transportation, parks, fire
protection, and schools and to provide for certain other matters in connection therewith.
C. FINDINGS AND AUTHORITY:
The Renton City Council (hereinafter referred to as “Council”) hereby finds and determines that development
activities, including but not limited to new residential, commercial, retail, office, and industrial development in the
City of Renton (hereinafter referred to as “City”) will create additional demand and need for transportation and
parks system improvements in the City, for school facilities within its school districts, and for fire protection
facilities in the City. Further, the Council finds that such new growth and development should pay a proportionate
share of the cost of system improvements needed to serve the new growth and development.
In the Rate Study as defined and hereby incorporated by this reference, the City documented extensive research
concerning the procedures for measuring the impact of new developments on public facilities. In 2016, the City
updated the Rate Study for Transportation. In 2017, the Renton Regional Fire Authority completed its own Rate
Study for Fire Impact Fees.
These Rate Studies utilize methodologies for calculating impact fees that are consistent with the requirements of
RCW 82.02.060(1). A copy of the most current version of the Rate Studies shall be kept on file by the Renton City
Clerk and will be available to the public for review.
Therefore, pursuant to chapter 82.02 RCW, the Council adopts this Section to assess impact fees for transportation
and parks, as well as, school impact fees for the Issaquah, Kent, and Renton School Districts and for fire protection
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 19/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
fees for the Renton Regional Fire Authority. The provisions of this Section shall be liberally construed in order to
carry out the purposes of the Council in providing for the assessment of impact fees. (Ord. 5841, 6 -12-2017)
D. DEFINITIONS:
The words and terms defined below shall have the following meanings for the purposes of this Section, unless the
context clearly requires otherwise. Terms otherwise not defined herein shall be defined pursuant to RCW 82.02.090
or given their usual and customary meaning.
1. “Administrator” means the Administrator or designee of the Department of Community and Economic
Development.
2. “Applicant” for the purposes of this Section includes an entity that controls the applicant, is controlled by the
applicant, or is under common control with the applicant.
3. “Building permit” means an official document or certification which is issued by the City and which authorizes
the construction, alteration, enlargement, conversion, reconstruction, remodeling, rehabilitation, erection,
demolition, moving, or repair of a building or structure or any portions thereof.
4. “Capital facilities plan” means the capital facilities element of the City’s Comprehensive Plan adopted pursuant to
chapter 36.70A RCW and such plan as amended.
5. “City” means the City of Renton.
6. “Classrooms” means educational facilities of each respective school district that the district determines are
necessary to best serve its student population and that are required to house students for its basic educational
program. Specialized facilities as identified by the school district, including but not limited to gymnasiums,
cafeterias, libraries, administrative offices, and child care centers, shall not be counted as classrooms.
7. “Construction cost per student” means the estimated cost of construction of a permanent school facility in the
school district for the grade span of school to be provided, as a function of the school district’s design standard per
grade span and the requirements of students with special needs.
8. “Council” means the Renton City Council.
9. “Department” means the City’s Department of Community and Economic Development.
10. “Development activity” means any construction or expansion of a building, structure, or use, any change in use
of a building or structure, or any changes in the use of land that generate the need for additional public facilities.
11. “Development approval” means any written authorization from the City of Renton which authorizes the
commencement of a development activity.
12. “Early learning facility” means the same as defined in RCW 43.31.565(3), as now enacted or hereafter amended.
13. “Elderly” means a person aged sixty-two (62) or older.
14. “Encumbered” for transportation and parks means to reserve, set aside, or otherwise earmark impact fees in
order to pay for commitments, contractual obligations, or other liabilities incurred for system improvements. For
school and fire it means impact fees identified by the district or RRFA as being committed as part of the funding for
a facility for which the publicly funded share has been assured or building permits sought or construction contracts
let.
15. “Feepayer” is any person, collection of persons, or department or bureau of any governmental entity or
municipal corporation commencing a development activity which creates the demand for additional system
improvements and which requires the issuance of a building permit or a permit for a change of use. “Feepayer”
includes an applicant for an impact fee credit.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 20/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
16. “Fee Schedule” is the City of Renton Fee Schedule detailing amounts to be paid for various permits, licenses,
etc., that is published, kept on file, and made available to the public on the City’s website and in the office of the
Renton City Clerk.
17. “Fire capital facilities plan” means the RRFA’s capital improvement plan adopted by the RRFA’s governing
board that includes the following:
a. An inventory of existing capital facilities and equipment owned by the RRFA, their locations, and capacities.
b. The identification of the demands projected new development is anticipated to place on existing fire
protection facilities and equipment.
c. A forecast of the capital facilities and equipment necessary to meet the RRFA’s adopted level of service with
the increased demand of new development within the RRFA.
d. The proposed locations of expanded or new capital facilities and equipment and the associated timeline for
construction or expansion.
e. At least a six (6) year financing component, updated as necessary to maintain at least a six (6) year forecast
period, for financing needed fire protection facilities within projected funding levels, and identifying sources of
financing for such purposes, including bond issues.
f. Any other long-range projects planned by the RRFA.
18. “Fire protection” shall mean fire protection facilities, including but not limited to fire stations, fire apparatus, and
any furnishings and equipment that can be capitalized.
19. “Grade span” means the categories into which a school district groups its grades of students, i.e., elementary
school, middle or junior high school, and high school.
20. “Hearing Examiner” shall mean that person or persons acting as the Renton Hearing Examiner.
21. “Impact fee” means a payment of money imposed by the City of Renton on development activity pursuant to this
Section as a condition of granting development approval. An impact fee does not include a reasonable permit fee, an
application fee, the administrative fee for collecting and handling impact fees, the fee for reviewing independent fee
calculations, or the fee for deferring payment of impact fees.
22. “Impact fee account(s)” means the separate accounting structure(s) within the City’s established accounts, which
structure(s) shall identify separately earmarked funds and which shall be established for the impact fees that are
collected. The account(s) shall be established pursuant to subsection M of this Section and shall comply with the
requirements of RCW 82.02.070.
23. “Independent fee calculation” means the transportation impact fee calculation, and/or economic documentation
prepared by a feepayer, to support the assessment of a transportation, parks or fire protection impact fee other than
by the use of the rates published in the Fee Schedule, or the calculations prepared by the department where none of
the fee categories or fee amounts in the Fee Schedule accurately describe or capture the impacts of the development
activity on public facilities.
24. “Owner” means the owner of record of real property, although when real property is being purchased under a
real estate contract, the purchaser shall be considered the owner of the real property if the contract is recorded.
25. “Parks” shall mean parks, open space, and recreation facilities including but not limited to land, improvements,
and any furnishings and equipment that can be capitalized.
26. “Permanent school facilities” means the facilities of a school district with a fixed foundation which are not
relocatable facilities.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 21/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
27. “Permit for change of use or change of use permit” means an official document which is issued by the City
which authorizes a change of use of an existing building or structure or land.
28. “Project improvements” means site improvements and facilities that are planned and designed to provide service
for a particular development project, are necessary for the use and convenience of the occupants or users of the
project, and are not system improvements. No improvement or facility included in a capital facilities plan adopted
by the Council shall be considered a project improvement.
29. “Public facilities,” for purposes of this Section, means the following capital facilities owned or operated by the
City of Renton, school districts, Renton Regional Fire Authority, or other governmental entities: public streets and
roads, public parks, open space and recreation facilities and fire protection facilities. (Ord. 5841, 6 -12-2017)
30. “Rate Study” means any rate study relating to impact fees for transportation, parks, or fire protection adopted by
the City of Renton.
31. “Relocatable facility” means any factory-built structure, transportable in one or more sections, such as that
which is designed to be used as an education space needed to prevent the overbuilding of school facilities to meet
the needs of service areas within a school district, or to cover the gap between the time that families move into new
residential developments and the date that construction is completed on permanent school facilities.
32. “Relocatable facilities cost per student” means the estimated cost of purchasing and siting a relocatable facility
in a school district for the grade span of school to be provided, as a function of a school district’s design standard per
grade span and the requirements of students with special needs.
33. “RRFA” means the Renton Regional Fire Authority, a Washington State municipal corporation established and
operating pursuant to chapter 52.26 RCW.
34. “School capital facilities plan” means each respective school district’s capital facilities plan adopted by the
School Board, which shall consist of:
a. A forecast of future needs for school facilities based on the school district’s enrollment projections;
b. The long-range construction and capital improvements projects of the school district;
c. The schools under construction or expansion;
d. The proposed locations and capacities of expanded or new school facilities;
e. At least a six (6) year financing plan component, updated as necessary to maintain at least a six (6) year
forecast period, for financing needed school facilities within projected funding levels, and identifying sources
of financing for such purposes, including bond issues authorized by the voters and projected bond issues not yet
authorized by the voters; and
f. Any other long-range projects planned by the school district.
35. “School district design standard” means the space required, by grade span, including the requirements of
students with special needs, which is needed in order to fulfill the educational goals of the school district as
identified in each respective school district’s capital facilities plan.
36. “Site cost per student” means the estimated cost of a site in a school district for the grade span of school to be
provided, as a function of the school district’s design standard per grade span and the requirements of students with
special needs.
37. “Standard of service” means the standard adopted by a school district which identifies the program year, the
class size by grade span and the requirements of students with special needs, the number of classrooms, the types of
facilities the school district believes will best serve its student population, and other factors as identified by a school
district. The school district’s standard of service shall not be adjusted for any portion of the classrooms housed in
relocatable facilities which are used as transitional facilities or for any specialized facilities housed in relocatable
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 22/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
facilities. Except as otherwise defined by the School Board pursuant to a Board resolution, “transitional facilities”
shall mean those facilities that are used to cover the time required for the construction of permanent school facilities;
provided, that the school district has the necessary financial commitments in place to complete the permanent school
facilities called for in the school district’s capital facilities plan.
38. “Street” or “road” means a public right-of-way and all related appurtenances, including lawfully required off -site
mitigation, which enable motor vehicles, transit vehicles, bicycles, and pedestrians to travel between destinations.
For purposes of this Section, public streets and roads are collectively referred to as “transportation.”
39. “Student factor” means the number derived by a school district to describe how many students of each grade
span are expected to be generated by a dwelling unit. Student factors shall be based on a school district’s record of
average actual student generation rates for new developments constructed over a period of not more than five (5)
years prior to the date of the fee calculation; provided, that if such information is not available in the school district,
data from adjacent districts, districts with similar demographics, or countywide averages may be used. Student
factors must be separately determined for single family and multi-family dwelling units, and for grade spans.
40. “System improvements,” for purposes of this Section, means public facilities that are included in the City of
Renton’s capital facilities plan, and such plan as amended, and are designed to provide service to the community at
large, in contrast to project improvements.
41. “Transportation” means public streets and roads and related appurtenances. (Ord. 5984, 10 -26-2020; Ord. 6120,
10-2-2023)
E. ESTABLISHMENT OF SERVICE AREA:
1. The City hereby establishes, as the service area for impact fees, the City of Renton, including all property located
within the corporate City limits.
2. The scope of the service area is hereby found to be reasonable and established on the basis of sound planning and
engineering principles, and consistent with RCW 82.02.060 as described in the Rate Study.
F. IMPACT FEES METHODOLOGY AND APPLICABILITY:
The transportation and park impact fees in the Fee Schedule are generated from the formulae for calculating
transportation impact fees set forth in the applicable Rate Study. School and fire impact fees in the Fee Schedule are
generated from the formulae for calculating impact fees set forth in the applicable school and fire capital facilities
plans as may be further set forth in a rate study. Except as otherwise provided for independent fee calculations in
subsection H of this Section, exemptions in subsection I of this Section, and credits in subsection J of this Section,
all new development activity in the City will be charged impact fees applicable to the type of development listed in
the Fee Schedule. (Ord. 5984, 10-26-2020)
G. COLLECTION OF IMPACT FEES:
1. Transportation, Parks, and Fire Impact Fees:
a. Applicability: The City shall collect impact fees, based on the rates in the Fee Schedule, from any applicant
seeking development approval from the City for any development activity within the City, when such
development activity requires the issuance of a building permit or a permit for a change in use, and creates a
demand for additional public facilities.
b. Transportation and Parks Basis and Amount: Maximum allowable impact fees for transportation and
parks are established by the applicable Rate Study. The rates to be charged by the City are listed in the Fee
Schedule.
c. Fire Impact Fee Basis and Amount: The maximum allowable fees shall be based on the fire capital
facilities plan and the rate study developed by the RRFA, approved by its Board, and adopted by the City as
part of the capital facilities element of the City’s Comprehensive Plan and as a fire impact fee Rate Study. The
rates to be charged are listed in the Fee Schedule. (Ord. 5984, 10-26-2020)
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 23/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. School Impact Fees:
a. Applicability: The City shall collect impact fees, based on the rates in the Fee Schedule, from all applicants
seeking development approval from the City for any residential development activity in that portion of the City
located within each respective school district’s boundaries.
b. Basis and Amount: The maximum allowable fees shall be based on a school capital facilities plan
developed by the appropriate school district and approved by the School Board, and adopted by reference by
the City as part of the capital facilities element of the City’s Comprehensive Plan. The rates to be charged are
listed in the Fee Schedule.
c. Adjustment by Council: The Council may adjust the fees, as it sees fit, to take into account local conditions
such as, but not limited to, price differentials throughout each respective school district in the cost of new
housing, school occupancy levels, and the percent of each school district’s capital facilities budget, which will
be expended locally.
d. Classification by Dwelling Type: Separate fees shall be calculated for single family and multi-family
dwellings, and separate student generation rates must be determined by each school district for each type of
dwelling. For purposes of this Section, mobile homes shall be treated as single family dwellings; duplexes and
accessory dwelling units shall be treated as multi-family dwellings.
e. Credit for Tax Contributions: The formula in Attachment A to Ordinance 4808 provides a credit for the
anticipated tax contributions that would be made by the development based on historical levels of voter support
for bond issues in a school district. (Ord. 5984, 10-26-2020)
3. Changes in Use or Tenancy: When an impact fee applies to a change of use permit, the impact fee shall be the
applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use
category of the prior use. If the prior use paid impact fees based on an Independent Fee Calculation that was
approved by the City, the new use shall pay based on the new land use category, less the impact fee paid by the prior
use identified in the Independent Fee Calculation. For purposes of this provision, a change of use should be
reviewed based on the land use category provided in the Rate Study that best captures the broader use of the
property under development. Changes in use or tenancy, if consistent with the general character of the building or
building aggregations (i.e., “industrial park,” or “specialty retail”) should not be considered a change in use that is
subject to an impact fee. Further, minor changes in tenancies that are consistent with the general character of the
included structure, building, or previous use should not be considered changes in use subject to an impact fee. If no
impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the
current impact fee rate for the prior use. Vacant buildings shall be assessed as if in the most recent legally
established use as shown on a locally owned business license or development permit documents.
4. Impact Fee Deductions for Vacant Structures or Buildings: For the purposes of this Section, an existing
structure or building or portion thereof charged impact fees can be deemed vacant only after it has first been
occupied. For development that is charged impact fees for commercial use(s), occupancy shall be demonstrated by
the issuance of a business license. Impact fee deductions for vacant structures or buildings shall apply as follows:
a. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the
impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee
previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact
fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use.
b. Except for dwelling units, when an existing structure or building or portion thereof has been vacant for a
period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new
category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use
category of the prior use. Dwelling units are eligible for impact fee deductions regardless of the duration the
unit has been vacant. (Ord. 6120, 10-2-2023)
5. Mixed Use: For mixed use developments, impact fees shall be imposed for the proportionate share of each land
use, based on the applicable measurement in the impact fee rates in the City of Renton Fee Schedule.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 24/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
6. Timing of Assessment and Collection: Impact fees shall be determined and paid at the time of issuance of a
building permit or permit for a change of use is issued by the City.
7. Documentation of Credit Required: Feepayers allowed credits prior to the submittal of the complete building
permit application or an application for a permit for a change of use shall submit, along with the complete
application, a copy of the letter prepared by the Administrator, school district superintendent, or RRFA official
setting forth the dollar amount of the credit allowed. Impact fees, as determined after the application of any credits,
shall be collected from the feepayer no later than the time a building permit or permit for a change of use is issued.
8. Deferral for Subdivisions, Short Subdivisions, and Planned Unit Developments: An applicant for residential
subdivision, short subdivision, or planned unit development may defer payment of impact fees for all of the dwelling
units to be created in the development until the earlier of the time of closing of the first sale of a single detached
dwelling unit, condominium unit, or a multi-family residential building or eighteen (18) months after the issuance of
the original building permit, but only if before recording the subdivision or short subdivision, the applicant:
a. Submits to the Administrator a signed and notarized deferred impact fee application and acknowledgement
form, which includes the legal description, tax account number, and address of each individual in the
development;
b. Records at the applicant’s expense a covenant and lien that complies with the requirements of subsections
G9bi through vii of this Section; and
c. Pays the applicable nonrefundable administrative fee.
9. Deferral for Single Family, Condominium, and Multi-Family Dwellings: A building permit applicant may
defer payment of impact fees for a single detached dwelling unit, condominium unit, or all of the dwelling units in a
multi-family residential building until the earlier of the time of closing of the first sale of a single detached dwelling
unit, a condominium unit or a multi-family residential building or eighteen (18) months after issuance of the original
building permit, but only if before issuance of the building permit, the applicant:
a. Submits to the Administrator a signed and notarized deferred impact fee application and acknowledgement
form for each single detached dwelling unit, condominium unit or all of the dwelling units in a multi -family
residential building for which the applicant wishes to defer payment of the impact fees; and
b. Records at the applicant’s expense a covenant and lien in the amount of the deferred impact fee(s) and that
includes the legal description, tax account number, and address of the property that:
i. Requires payment of the impact fees to the City at the earlier of the time of closing of the first sale or
eighteen (18) months after issuance of the original building permit; and
ii. Provides that if the impact fees are paid through escrow at closing of sale, in the absence of an
agreement between the buyer and the seller to the contrary, the impact fees shall be paid from the seller’s
proceeds; and
iii. Provides that the seller bears strict liability for the payment of the impact fees; and
iv. Requires the seller or seller’s agent of property subject to the covenant and lien to provide written
disclosure of the covenant and lien to a purchaser or prospective purchaser. Disclosure of the covenant
must include the amount of impact fees payable and that the fees are to be paid to the City no later than the
closing date; and
v. Makes the applicant legally liable for payment of the impact fees if the fees are not paid by the earlier of
the time of closing of the first sale or eighteen (18) months after the building permit has been issued; and
vi. Is signed by all owners of the property as listed on a current title report, with all signatures
acknowledged as required for a deed; and
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 25/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
vii. Is junior and subordinate to one mortgage for the purpose of construction upon the same real property
granted by the person who applied for the deferral of impact fees.
10. Payment Methods: Payment of impact fees deferred under this subsection shall be made by cash, escrow
company check, cashier’s check or certified check.
11. Lien Release: Upon receipt of payment of impact fees deferred under this subsection, the City shall execute a
lien release for each single detached dwelling unit, condominium unit, or multi -family residential building for which
the impact fees have been received. The property owner at the time of the release shall be responsible for recording
the lien release.
12. Foreclosure by City: If impact fees are not paid, in accordance with the provisions of this subsection, the City
may institute foreclosure proceedings in accordance with chapter 61.12 RCW.
13. Foreclosure by a School District: If the City does not institute foreclosure proceedings for unpaid school
impact fees within forty five (45) days after receiving notice from a school district requesting that it do so, the
district may institute foreclosure proceedings with respect to unpaid impact fees.
14. Required Prior to Building Permit Issuance: The Department shall not issue the required building permit or
the permit for the change of use until the impact fees have been paid or the signed and notarized deferred impact fee
application and acknowledgement form and deferral fee have been received and accepted by the City.
15. Number of Deferrals Limited: Each applicant for a single family building permit, in accordance with his or her
contractor registration number or other unique identification number, is entitled to annually receive deferrals under
this subsection for the first twenty (20) single family building permits issued by the City to that applicant. (Ord.
5957, 12-9-2019; Ord. 6043, 12-13-2021)
H. INDEPENDENT FEE CALCULATIONS:
1. Calculations by City: If, in the judgment of the Administrator, none of the fee categories or fee amounts set forth
in the Fee Schedule accurately describe or capture the impacts of a new development on public facilities, the
Department may conduct independent fee calculations and the Administrator may impose alternative fees on a
specific development based on those calculations. The alternative fees and the calculations shall be set forth in
writing and shall be mailed to the feepayer.
2. Calculations by Feepayer: A feepayer may opt not to have the impact fees determined according to the fee
structure in the Fee Schedule, in which case the feepayer shall prepare and submit to the Administrator, the RRFA,
or school district, as applicable, an independent fee calculation for the development activity for which a building
permit is being sought. The documentation submitted shall show the basis upon which the independent fee
calculation was made. An independent fee calculation shall use the same methodology used to establish impact fees
and for transportation, parks, fire, and school impact fees; they shall be limited to adjustments in trip generation
rates and lengths for transportation impact fees, persons per dwelling unit for park impact fees, and fire incident
rates for fire impact fees.
3. Consideration and Review: There is a rebuttable presumption that the calculations set forth in the Rate Studies
and Capital Facilities Plans and the data used by the City, RRFA, and school districts are valid.
a. Transportation and Parks Impact Fees: The Administrator shall consider the documentation submitted by
the feepayer, but is not required to accept such documentation or analysis which the Administrator reasonably
deems to be inapplicable, inaccurate, incomplete, or unreliable. The Administrator may require the feepayer to
submit additional or different documentation for consideration. The Administrator is authorized to adjust the
impact fees on a case-by-case basis based on the independent fee calculation, the specific characteristics of the
development, and/or principles of fairness. The fees or alternative fees and the calculations therefor shall be set
forth in writing and shall be mailed to the feepayer.
b. School and Fire Impact Fees: A school district or the RRFA may adjust the amount of the impact fee
assessed if appropriate and lawful, as demonstrated by the feepayer to the appropriate school district’s or the
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 26/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
RRFA’s satisfaction. If the Administrator receives a written decision from a school district or RRFA approving
an independent fee calculation, the Administrator shall apply and collect school or fire impact fees, as
applicable, as adjusted by the approved independent fee calculation.
4. Adjustment from Maximum Amount: Alternative transportation impact fees calculated pursuant to this
subsection shall be reduced in the same manner and to the same extent that the impact fees in the Fee Schedule are
reduced from the maximum allowable impact fees in the Rate Study.
5. Appeals: Determinations made by the Administrator or school district pursuant to this Section may be appealed
to the office of the Hearing Examiner under the procedures set forth in subsection L of this Section. (Ord. 5984,
10-26-2020)
I. EXEMPTIONS:
1. School Impact Fees: The following shall be exempt from the application of school impact fees:
a. Any form of housing exclusively for the elderly, including nursing homes and retirement centers, so long as
these uses are maintained in perpetuity and the necessary covenants or declarations of restrictions are recorded
on the property to ensure that no children will reside in the development.
b. The replacement of the same number of dwelling units at the same site or lot when such replacement occurs
within thirty six (36) months of the demolition or destruction of the prior structure.
c. Alterations or expansion or enlargement or remodeling or rehabilitation or conversion of an existing dwelling
unit where no additional units are created and the use is not changed.
d. Any development activity that is exempt from the payment of a school impact fee pursuant to RCW
82.02.100, due to mitigation of the same system improvement under the State Environmental Policy Act.
2. Transportation, Parks, and Fire Impact Fees: Except as provided for below, the following shall be exempted
from the payment of all transportation, parks, and fire impact fees:
a. Alteration or replacement of an existing residential structure that does not create an additional dwelling unit
or change the type of dwelling unit.
b. Alteration or replacement of an existing nonresidential structure that does not expand the usable space or
change the existing land use.
c. Miscellaneous improvements which do not generate increased need for public facilities, including, but not
limited to, fences, walls, residential swimming pools, and signs.
d. Demolition or moving of a structure.
e. Projects that have undergone prior State Environmental Policy Act (SEPA) review and received a final
decision that includes mitigation requirements on the condition that the SEPA mitigation obligation has or will
be fulfilled by the time the impact fees, if applicable, would be due.
f. Housing that qualifies for waived fees under the provisions of RMC 4 -1-210.
g. Temporary manufactured homes for medical hardships that meet the criteria identified in RMC 4 -9-240.
h. An early learning facility is exempt from paying eighty percent (80%) of the required transportation impact
fee. This exemption is reflected in the Fee Schedule. (Ord. 6120, 10 -2-2023)
3. Authority: The Administrator shall be authorized to determine whether a particular development activity falls
within an exemption identified in this Section. The Administrator’s determinations shall be in writing and shall be
subject to the appeals procedures set forth in subsection L of this Section.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 27/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
J. CREDITS FOR DEDICATIONS, CONSTRUCTION OF IMPROVEMENTS, AND PAST TAX PAYMENTS:
1. Criteria for Award of Credits: A feepayer may request that a credit or credits for impact fees be awarded to
him/her for the total value of system improvements, including dedications of land and improvements, and/or
construction provided by the feepayer. Requests for credits for transportation and parks impact fees shall be made to
the Administrator. Requests for credits for school impact fees shall be made to the appropriate school district.
Requests for credits for fire impact fees shall be made to RRFA. Credits will be given only if the land,
improvements, and/or the facility constructed are:
a. Included within the capital facilities plan or would serve the goals and objectives of the capital facilities plan;
b. Determined by the City, school district, or RRFA, as applicable, to be at suitable sites and constructed at
acceptable quality;
c. Serve to offset impacts of the feepayer’s development activity; and
d. If for a transportation impact fee, are for one or more of the projects listed in the Rate Study as the basis for
the calculation.
2. Authority and Process:
a. The Administrator, school district, or RRFA, as applicable, shall determine if requests for credits meet the
criteria in subsection J1 of this Section or other applicable law. The determinations shall be in writing, and any
determination by the Administrator shall be subject to the appeals procedure set forth in subsection L of this
Section.
b. For each request for a credit or credits for transportation or parks, the Administrator shall select an appraiser
or, in the alternative, the feepayer may select an independent appraiser acceptable to the Administrator.
c. For each request for a credit or credits for school or fire impact fees, the Administrator shall defer to the
applicable school district or RRFA for selection of an appraiser from a list of independent appraisers to
determine for the school district the value of the dedicated land, improvements, or construction provided by the
developer on a case-by-case basis.
d. Unless approved otherwise, the appraiser must be a member of the American Institute of Appraisers and be
licensed in good standing pursuant to chapter 18.40 RCW et seq. in the category for the property or
improvement to be appraised, and shall not have a fiduciary or personal interest in the property being appraised.
e. The Administrator, school district, or RRFA, as applicable, will accept or reject the appraisal, and any
decision by the Administrator may be subject to independent review by the Hearing Examiner.
f. The feepayer shall pay the actual costs for the appraisal and an independent review, if required, unless the
Administrator, school district, or RRFA, as applicable, determines that payment for independent review should
not be at the feepayer’s expense.
g. After considering the appraisal and the review, the Administrator, school district superintendent, or RRFA
official, as applicable, shall provide the applicant with a written determination setting forth the dollar amount of
any credit, the reason for the credit, the legal description of the real property dedicated where applicable, and
the legal description or other adequate description of the project or development to which the credit may be
applied. The feepayer must sign and date a duplicate copy of such determination accepting the terms of the
letter or certificate, and return such signed document to the Administrator before the impact fee credit will be
awarded. The failure of the feepayer to sign, date, and return such document within sixty (60) calendar days of
the date of the determination shall nullify the credit.
h. No credit shall be given for project improvements.
3. School and Fire Impact Fees Responsibility: Any credit for school or fire impact fees shall be the responsibility
of the respective school district or RRFA, and shall be independent of the fees collected by the City. The burden of
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 28/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
establishing such credit shall be on the party seeking the credit. When established as a condition of development
approval or pursuant to the terms of a voluntary mitigation agreement, the feepayer shall receive a credit from the
appropriate school district or RRFA. The fee amount due on the development activity shall be reduced by the
amount of the credit. Proof shall include such things as a receipt or cancelled check.
4. Past Tax Payments: A feepayer may request a credit or credits for impact fees previously awarded for past tax
payments. For each request for a credit or credits for past tax payments for transportation impact fees, the feepayer
shall submit receipts and a calculation of past tax payments earmarked for or prorated according to the particular
system improvement for which credit is requested. The Administrator, school district, or RRFA, as applicable, shall
determine the amount of credits, if any, for past tax payments for system improvements.
5. Appeals: The Administrator’s determinations pursuant to this Section shall be subject to the appeals procedures
set forth in subsection L of this Section.
K. ADJUSTMENTS FOR FUTURE TAX PAYMENTS AND OTHER REVENUE SOURCES:
Pursuant to and consistent with the requirements of RCW 82.02.060 the Rate Studies have provided adjustments for
future taxes to be paid by the development activity which are earmarked or prorated according to the same new
public facilities which will serve the new development. The impact fees in the City of Renton Fee Schedule have
been reasonably adjusted for taxes and other revenue sources which are anticipated to be available to fund public
improvements.
L. APPEALS:
1. Transportation and Parks Impact Fees: The Administrator’s determinations with respect to the applicability of
the impact fees to a given development activity, the availability or value of a credit, the Administrator’s decision
concerning the independent fee calculation which is authorized in subsection H of this Section or any other
Administrator’s determination pursuant to this Section may be appealed by the feepayer pursuant to the provisions
of RMC 4-8-110E.
2. (Repealed by Ord. 5865, 11-13-2017).
3. Payment under Protest: During the pendency of an appeal, the feepayer may pay the subject fee under protest to
avoid delays in the issuance of building permits or change of use permits.
4. Process and School District or RRFA Representation: Appeals to the Hearing Examiner shall be taken in
accord with the processes set forth in RMC 4-8-110E. When an interlocal agreement between the City and the
respective school district or RRFA provides for an appeal to the Hearing Examiner of school or fire impact fees, and
when there is such an appeal, the respective school district or the RRFA shall provide staffing and legal assistance
for such an appeal consistent with the applicable interlocal agreement between the City and the respective school
district or RRFA.
5. Authority: The Hearing Examiner is authorized to make findings of fact regarding the applicability of the impact
fees to a given development activity, the availability or amount of the credit, or the accuracy or applicability of an
independent fee calculation. There is a presumption of validity of the Administrator’s, school district’s, and/or
RRFA’s determination. The feepayer has the burden of proof during any appeal of the Administrator’s, school
district’s, and/or RRFA’s determination or decision.
6. Decisions: The Hearing Examiner may, so long as such action is in conformance with the provisions of this
Section, reverse, affirm, modify or remand, in whole or in part, the Administrator’s, school district’s, and/or RRFA’s
determinations with respect to the amount of the impact fees imposed or the credit awarded.
M. ESTABLISHMENT OF IMPACT FEE ACCOUNTS:
1. Fee Accounts: The City shall establish the following separate impact fee accounts for the impact fees collected
pursuant to this Section: Transportation, Parks, Renton Regional Fire Authority, Issaquah School District, Kent
School District, and Renton School District. Funds withdrawn from the accounts must be used in accordance with
the provisions of this Section and applicable State law. Interest earned on the fees shall be retained in the accounts
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 29/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
and expended for the purposes for which the impact fees were collected. Impact fee receipts shall be earmarked
specifically and deposited in the appropriate interest-bearing impact fee accounts.
2. Transfer to School Districts and RRFA:
a. Transfer to School Districts: For each school district account, when sufficient funds have accumulated to
make transfer of those funds to the appropriate school district advisable, the Finance Department shall make
such transfer. Such funds shall be transferred not less than quarterly, if the balance in the fund is more than five
thousand dollars ($5,000.00).
b. Transfer to RRFA: The Finance Department shall make transfer to the RRFA from the Renton Regional
Fire Authority account such funds as are required by the applicable interlocal agreement between the City and
RRFA. The timing of such transfers shall be as specified in the interlocal agreement.
c. Accounting: Annually, the City shall provide accounting records to each school district and the RRFA and
each school district and the RRFA shall prepare a report on impact fees showing the source and amount of all
monies collected, earned or received, and capital or system improvements that were financed in whole or in
part by impact fees.
3. School Fees Encumbered: School impact fees shall be expended or encumbered within six (6) years of receipt,
unless the Council identifies in written findings extraordinary and compelling reason or reasons for a school district
to hold the fees beyond the six (6) year period. A school district may petition the Council for an extension of the six
(6) year period and that school district must set forth any such extraordinary or compelling reason or reasons in its
petition. Where the Council identifies the reason or reasons in written findings, the Council shall establish the period
of time within which the school impact fees shall be expended or encumbered, after consultation with the petitioning
school district.
4. Transportation, Parks, and Fire Fees Encumbered: Transportation, parks, and fire impact fees shall be
expended or encumbered within ten (10) years of receipt, unless the Council or RRFA identifies in written findings
extraordinary and compelling reasons for the City or RRFA to hold the fees beyond the ten (10) year period,
pursuant to RCW 82.02.070(3).
N. ADMINISTRATIVE GUIDELINES:
The Administrator is authorized to adopt internal guidelines for the administration of impact fees, which may
include the adoption of procedural rules to clarify or further the procedural rules set forth in this Section.
O. REFUNDS AND OFFSETS:
1. Failure to Expend or Encumber: If there is a failure by the City, school district, or RRFA to expend or
encumber the respective impact fees unless extraordinary or compelling reasons are established pursuant to
subsection M of this Section the current owner of the property on which impact fees have been paid may receive a
refund of such fees. In determining whether impact fees have been expended or encumbered, impact fees shall be
considered expended or encumbered on a first in, first out basis. Potential claimants shall be notified by first -class
mail deposited with the United States Postal Service at the last known address of such claimants. A potential
claimant must be the current owner of record of the real property against which the impact fees were assessed. The
City shall notify potential transportation or parks impact fee claimants, the applicable school district is responsible
for notifying potential school impact fee claimants, and the RRFA is responsible for notifying potential fire impact
fee claimants.
a. Transportation and parks impact fees are eligible for a refund if they have not been expended or encumbered
by the City within ten (10) years of the date the fees were paid.
b. Fire impact fees are eligible for a refund if they have not been expended or encumbered by the RRFA within
ten (10) years of the date the fees were paid.
c. School impact fees are eligible for a refund if they have not been expended or encumbered by the applicable
school district within six (6) years of receipt of the funds by the City.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 30/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Timing of Request: Owners seeking a refund of impact fees must submit a written request for a refund of the
fees to the Administrator, school district, or RRFA, as applicable, within one year of the date the right to claim the
refund arises or the date that notice is given, whichever is later.
3. Fees Not Refunded: Any impact fees for which no application for a refund has been made within this one -year
period shall be retained by the City, school district, or RRFA, as applicable, and expended on the system
improvements for which they were collected.
4. Interest Earned: Refunds of impact fees under this subsection shall include any interest earned on the impact
fees by the City, school district, or RRFA, as applicable.
5. Termination of Program: When the City seeks to terminate any or all components of the impact fee program, all
unexpended or unencumbered funds from any terminated component or components, including interest earned and
including any school or fire impact fees held by the City, shall be refunded pursuant to this Section. Upon the
finding that any or all fee requirements are to be terminated, the City shall place notice of such termination and the
availability of refunds in a newspaper of general circulation at least two (2) times and shall notify all potential
claimants by first-class mail at the last known address of the claimants. All funds available for refund shall be
retained for a period of one year. At the end of one year, any remaining funds shall be retained by the City, but must
be expended for the public facilities for which the impact fees were collected. This notice requirement shall not
apply if there are no unexpended or unencumbered balances within the account or accounts being terminated.
6. Refunds and Offsets for Development Not Constructed: The City shall also refund to the current owner of
property for which impact fees have been paid all impact fees paid, including interest earned on the impact fees, if
the development activity for which the impact fees were imposed did not occur; provided, however, that, if the City
has expended or encumbered the impact fees in good faith prior to the application for a refund, the Administrator
may decline to provide the refund. If, within a period of three (3) years, the same or subsequent owner of the
property proceeds with the same or substantially similar development activity, the owner can petition the
Administrator for an offset in the amount of the fee originally paid and not refunded. The petitioner must provide
receipts of impact fees previously paid for a development activity of the same or substantially similar nature on the
same real property or some portion thereof. The Administrator’s determinations shall be in writing and shall be
subject to the appeals procedures set forth in subsection L of this Section.
P. USE OF IMPACT FEES:
1. Pursuant to this Section, impact fees:
a. Shall be used for system improvements that will reasonably benefit the new development activity;
b. Shall not be imposed to make up for deficiencies in public facilities; and
c. Shall not be used for maintenance or operation.
2. Transportation, parks, and fire impact fees:
a. May be spent for system improvements to public streets and roads, public parks, open space and recreation
facilities and fire protection facilities as herein defined and, including, but not limited to, planning, land
acquisition, right-of-way acquisition, site improvements, necessary off-site improvements, construction,
engineering, architectural, permitting, financing, and administrative expenses, applicable impact fees or
mitigation costs, and any other expenses which can be capitalized.
b. May also be used to recoup system improvement costs previously incurred by the City or the RRFA to the
extent that new growth and development will be served by the previously constructed improvements or
incurred costs.
3. School impact fees: may be expended by the respective school districts for capital improvements including but
not limited to school planning; land acquisition; site improvements; necessary off -site improvements; construction,
engineering, architectural, permitting, financing, and administrative expenses; relocatable facilities, capital
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 31/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
equipment pertaining to educational facilities; and any other expenses which could be capitalized, and which are
consistent with the respective school district’s capital facilities plan.
4. Debt Service: In the event that bonds or similar debt instruments are or have been issued for the advanced
provision of system improvements for which impact fees may be expended, such impact fees may be used to pay
debt service on such bonds or similar debt instruments to the extent that the facilities or improvements provided are
consistent with the requirements of this Section.
Q. REVIEW AND ADJUSTMENT OF RATES:
1. Transportation and Parks Impact Fees:
a. The fees and rates set forth in the Rate Study may be reviewed and adjusted by the Council as it deems
necessary and appropriate in conjunction with the budget process so that adjustments, if any, will be effective at
the first of the calendar year subsequent to budget period under review.
b. As part of the budget adoption process, the fees shall be adjusted by the same percentage change as in the
most recent annual change of the Construction Cost Index published in the Engineering News Record.
2. School and Fire Impact Fees:
a. The school and fire impact fee schedule established in this Section shall be reviewed and updated by the
Council on an annual basis after the Council receives the school district’s or the RRFA’s plan and data required
under subsection J of this Section. The review may occur in conjunction with the update of the capital facilities
element of the City’s Comprehensive Plan.
b. Unless modified by an applicable interlocal agreement, on an annual basis, each school district and the
RRFA shall submit to the City an update of the school district’s or the RRFA’s capital facilities plan, any
applicable rate studies, and a report on the impact fee account, showing the source and amount of all monies
collected, earned, or received, and the public improvements that were financed in whole or in part by impact
fees.
R. ADMINISTRATIVE FEES:
1. Administrative Fee: The City shall collect an administrative fee equal to five percent (5%) of the total school
impact fee collected in order to defray the administrative cost of collecting, processing, and handling the impact fees
described in this Section.
2. Deferred Fees: Each application for a deferral of payment of residential impact fees, either under subsection G8
or 9 of this Section, shall pay a nonrefundable administrative deferral fee of eighty five dollars ($85.00) for each lot,
single detached dwelling unit, or condominium unit and eighty five dollars ($85.00) for each multi -family residential
building. The fee shall be paid at the time the application for deferral is submitted to the City.
3. Independent Fee Calculations: Any feepayer submitting an independent fee calculation shall pay a fee to cover
the cost of reviewing the independent fee calculation. The fee shall be five hundred dollars ($500.00), unless
otherwise established by the Administrator, school district, or the RRFA, and shall be paid by the feepayer at
submittal of the independent fee calculation.
4. Appeals: Any feepayer filing an appeal of impact fees shall pay the fee set by the City for appeals of
administrative interpretations and decision. The appeal fee shall be paid at the time of filing of the appeal.
5. Account Established: Administrative fees shall be deposited into a separate administrative fee account within the
impact fee account(s). Administrative fees shall be used to defray the actual costs associated with the assessment,
collection, administration and update of the impact fees.
6. Refunds, Waivers, and Credits: Administrative fees shall not be refundable, shall not be waived, and shall not
be credited against the impact fees. (Ord. 6090, 11-28-2022)
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 32/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
S. EXISTING AUTHORITY UNIMPAIRED:
Nothing in this Section shall preclude the City from requiring the feepayer or the proponent of a development
activity to mitigate adverse environmental impacts of a specific development pursuant to SEPA, chapter 43.21C
RCW, based on the environmental documents accompanying the underlying development approval process, and/or
chapter 58.17 RCW, governing plats and subdivisions. Compliance with this Section and/or payment of fees under
this Section shall not constitute evidence of a determination of transportation concurrency. (Ord. 5670, 10 -8-2012;
Ord. 5794, 4-25-2016; Ord. 5865, 11-13-2017)
4-1-200 EXTRA FEES:
Whenever any application is to be handled under the terms of any portion of the City’s land use codes, adopted
codes, or the International Building Code, and that application is so large, complicated or technically complex that it
cannot be handled with existing City staff, then an additional fee can be charged which is equivalent to the extra
costs incurred by the City of Renton to pay:
A. Overtime costs;
B. The pro rata costs of additional employees necessary to handle the application;
C. The costs expended to retain the qualified consultants to handle the project; and
D. Any general administrative costs when directly attributable to the project.
Such fees shall be charged only to the extent incurred beyond that normally incurred for processing an application.
(Ord. 4596, 4-8-1996)
When the application or development plans are modified so as to require additional review by the City beyond the
review normally required for like projects, at the discretion of the Community and Economic Development
Administrator, an additional fee may be charged at seventy five dollars ($75.00) per hour. (Ord. 4491, 12 -19-1994,
Amd. Ord. 4560, 11-13-1995, Ord. 4613, 6-17-1996; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012; Ord. 5984,
10-26-2020)
4-1-210 WAIVED FEES:
A. GENERAL:
The Renton City Council may in its discretion approve, partially approve, or deny a request to waive fees as
authorized under this Chapter of Title 4. (Ord. 5153, 9-26-2005; Ord. 5985, 11-9-2020)
B. AFFORDABLE OWNER-OCCUPIED HOUSING INCENTIVE:
1. Purpose: To encourage the development of new affordable owner-occupied housing in the City by waiving
certain development and mitigation fees for eligible affordable “For Sale” housing projects, subject to City Council
approval.
2. Definitions: In construing the provisions of this subsection B, the following definitions shall be applied:
a. “Administrator” means the Department of Community and Economic Development Administrator, or any
other City office, department or agency that shall succeed to its functions with respect to this subsection B.
b. “Affordable housing” means housing reserved for occupancy as a primary residence by eligible households
whose mortgage payment is no more than thirty percent (30%) of household income and whose total housing
expenses are no more than forty percent (40%) of household income. Housing expenses for ownership housing
include mortgage and mortgage insurance, property taxes, property insurance, and homeowners’ dues.
c. “Household” means a single person, family, or unrelated persons living together.
d. “Median income” means the median household income adjusted for household size for King County, as
reported by the United States Department of Housing and Urban Development (HUD). In the event that HUD
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 33/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
no longer publishes median income figures for King County, the City may use or determine such other method
as it may choose to determine the King County median income, adjusted for household size.
e. “Moderate-income household” means a single person, family, or unrelated persons living together whose
adjusted income is at or below either eighty percent (80%) or one hundred and twenty percent (120%) of the
median income, as implied by context.
3. Eligibility Criteria: Upon application, the City Council may grant, partially grant, or deny a request to waive no
more than eighty percent (80%) of applicable impact fees and up to one hundred percent (100%) of all other
applicable fees. The decision to grant, partially grant, or deny a waiver from applicable fees shall be based on the
City Council’s consideration of the public benefit of the specific project, the impacts of the project on public
facilities and services, and the consistency of the project with adopted City plans and policies relating to affordable
housing. To qualify for waived fees, projects shall consist entirely of new construction with all of the housing units
platted or condominium “For Sale” housing, and meet the following criteria:
a. The project shall include a minimum of ten (10) units; and
b. The project shall designate and sell at least fifty percent (50%) of total housing units as affordable housing
for households at or below eighty percent (80%) of median income, and designate and sell any remaining
housing units as affordable housing for households at or below one hundred twenty percent (120%) of median
income; and
c. Affordable housing units for households with income at or below eighty percent (80%) of median income
shall remain as affordable housing in perpetuity through a community land trust or other similar model
acceptable to the City; and
d. The applicant/owner shall demonstrate their experience and/or ability to provide affordable housing and
identify a third-party entity who will document compliance with the affordable housing requirements for the
annual reports described in subsection B9 of this Section.
4. Applicable Fees: For each site, a maximum of eighty percent (80%) of applicable impact fees and up to one
hundred percent (100%) of all other applicable fees for up to one hundred (100) dwelling units may be waived.
a. Fees which may be waived are:
i. Building permit fees;
ii. Building permit plan review fees;
iii. Water, surface water, and wastewater system development charges;
iv. Public Works plan review and inspection fees;
v. Transportation and parks impact mitigation fees;
vi. Fire impact mitigation fees, to the extent such waiver is authorized by interlocal agreement with the
Renton Regional Fire Authority;
vii. Civil plan review and inspection fees;
viii. Technology surcharge fees; and
ix. Administrative fees for collecting, processing, and handling school impact fees.
b. Fees which may not be waived are all fees not listed in subsection B4a of this Section, including:
i. Fire plan review and permit fees. (Ord. 6090, 11-28-2022)
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 34/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Application and Approval Process: To apply for waived fees under this subsection B, the applicant/owner shall
apply by sending a written letter describing the project by, at a minimum, addressing the eligibility criteria and
requesting the fee waiver to the Administrator or the Community Development and Housing Manager, as the
Administrator’s designee, prior to submitting applications for either building permits or civil construction permits.
Additional information may be required by City Council. Approved or partially approved fee waivers shall be
granted by resolution.
6. Restrictive Covenant: If the City Council waives fees under this subsection B, all real property subject to the
waiver shall be encumbered by a restrictive covenant requiring that the real property be platted or restricted to
condominium housing, that the housing units designated as affordable housing for households at or below eighty
percent (80%) of median income shall be maintained and sold as affordable housing to households at or below
eighty percent (80%) of median income in perpetuity except that the property may be converted to a use other than
for low-income housing if the property owner pays the waived applicable fees in effect at the time of conversion;
fees shall be calculated and charged as though new construction were occurring, and that the housing units
designated as affordable housing for households at or below one hundred twenty percent (120%) of median income
shall be initially sold as affordable housing to households at or below one hundred twenty percent (120%) of median
income. After review and approval of the fee waiver by the City Council and review and approval of the restrictive
covenant by the Administrator, the restrictive covenant shall be executed and recorded at the applicant/owner’s
expense prior to the issuance of any building permit for the project, unless otherwise approved by City Council. If
the applicant/owner fails to timely execute and record the covenant, the fee waiver shall be revoked and the
applicant/owner shall pay all waived fees plus interest accrued at the statutory rate from the date of the City
Council’s fee waiver.
7. Contract: If the City Council waives fees for a project, the applicant/owner shall enter into a contract with the
City, approved by the City Council, regarding the terms and conditions of the project under this subsection B. The
contract shall be executed and recorded against the subject real property at the applicant/owner’s expense before the
project is entitled to issuance of a Certificate of Occupancy. If the applicant/owner fails to timely execute and record
the contract, the fee waiver shall be revoked and the applicant/owner shall pay all applicable fees plus interest
accrued at the statutory rate from the date of the City Council’s fee waiver.
8. Cancellation: If the applicant/owner or project fails to meet any requirement of this subsection B after the City
Council waives fees, the fee waiver shall be revoked and the applicant/owner shall pay all applicable fees plus
interest accrued at the statutory rate from the date of the City Council’s fee waiver.
9. Annual Certification and Report: Within thirty (30) days after the first anniver -
sary of issuance of the project’s Certificate of Occupancy and each year thereafter for thirty (30) years, the
applicant/owner shall file an annual report with the Administrator. The report shall contain such information as the
Administrator may deem necessary or useful, and shall at a minimum include the following information:
a. A certification that the project has been in compliance with the affordable housing requirements as described
in subsections B3b and c of this Section since the date the City issued the project’s Certificate of Occupancy
and that the project continues to be in compliance with the contract with the City and the requirements of this
subsection B;
b. A breakdown of the number and specific housing units sold during the twelve (12) months ending with the
anniversary date, as applicable, to meet the affordable housing requirements in subsections B3b and c of this
Section;
c. The total sale amount of each affordable housing unit for households at or below eighty percent (80%) and/or
one hundred twenty percent (120%) of median income sold during the twelve (12) months ending with the
anniversary date, as applicable;
d. The income of each purchaser (at the time of purchase) of an affordable housing unit for households at or
below eighty percent (80%) and/or one hundred twenty percent (120%) of median income during the twelve
(12) months ending with the anniversary date, as applicable; and
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 35/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
e. Documentation that a third-party entity has monitored the project’s compliance with the affordable housing
requirements in subsections B3b and c of this Section, as applicable.
10. Sunset: The City will accept applications for waived fees under this subsection B until close of business on
December 31, 2024, unless extended by City Council action. (Ord. 4913, 8 -27-2001; Amd. Ord. 5095, 9-13-2004;
Ord. 5153, 9-26-2005; Ord. 5309, 10-8-2007; Ord. 5524, 2-1-2010; Ord. 5668, 8-20-2012; Ord. 5676, 12-3-2012;
Ord. 5760, 6-22-2015; Ord. 5782, 12-7-2015; Ord. 5985, 11-9-2020; Ord. 6051, 12-13-2021)
C. AFFORDABLE RENTAL HOUSING INCENTIVE:
1. Purpose: To encourage development of new affordable rental housing in the City by waiving certain
development and mitigation fees for eligible affordable rental housing projects, subject to City Council approval.
2. Definitions: In construing the provisions of this subsection C, the following definitions shall be applied:
a. “Administrator” means the Department of Community and Economic Development Administrator, or any
other City office, department or agency that shall succeed to its functions with respect to this subsection C.
b. “Affordable housing” means residential housing that is reserved for occupancy as a primary residence by
eligible households whose monthly housing costs, including rent and utilities other than telephone (i.e., an
appropriate utility allowance), do not exceed thirty percent (30%) of the household’s monthly income.
However, if the housing project is funded with federal low -income housing tax credits (LIHTC) as provided for
in Section 42 of the Internal Revenue Code, a unit will be considered affordable housing if it is rented at or
below the rental rate for a household at sixty percent (60%) of the King County median income under the
LIHTC program rules with a deduction for utility costs, if applicable. The King County LIHTC rents are
published annually by the Washington State Housing Finance Commission and are based on unit size assuming
occupancy of one person for a studio unit and one and one-half (1.5) persons per bedroom.
c. “Household” means a single person, family, or unrelated persons living together.
d. “Low-income household” means a single person, family, or unrelated persons living together whose adjusted
income is at or below sixty percent (60%) of the median income.
e. “Median income” means the median household income adjusted for household size for King County, as
reported by the United States Department of Housing and Urban Development (HUD). In the event that HUD
no longer publishes median income figures for King County, the City may use or determine such other method
as it may choose to determine the King County median income, adjusted for household size.
f. “Rental housing” means housing that provides rental accommodation on a nontransient basis. This definition
includes rental accommodation that is leased for a period of at least one month but excludes, for example,
hotels and motels that predominantly offer rental accommodation on a daily or weekly basis.
3. Eligibility Criteria: Upon application, the City Council may grant, partially grant, or deny a request to waive no
more than eighty percent (80%) of applicable impact fees, and up to one hundred percent (100%) of all other
applicable fees. The decision to grant, partially grant, or deny an exemption from applicable fees shall be based on
the public benefit of the specific project, the impacts of the project on public facilities and services, and the
consistency of the project with adopted City plans and policies relating to affordable housing. To qualify for waived
fees, projects shall consist entirely of new construction and meet the following criteria:
a. The project shall include a minimum of eight (8) units if in the Residential-1 (R-1), Residential-4 (R-4),
Residential-6 (R-6), Residential-8 (R-8), Residential-10 (R-10), Residential-14 (R-14), or Residential
Multi-Family (RMF) Zones; or the project shall include a minimum of thirty (30) units if in the Center
Neighborhood (CN), Commercial Arterial (CA), Center Village (CV), Center Downtown (CD), or Commercial
Office (CO) Zone;
b. The project shall designate and rent one hundred percent (100%) of the housing units, or if one hundred
percent (100%) affordable units is not allowed on the site due to CV zone restrictions the greatest number of
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 36/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
affordable dwelling units allowed by the CV zone, as affordable housing for households at or below sixty
percent (60%) of median income;
c. For projects funded by the federal low-income housing tax credit program (LIHTC), income averaging is
permitted provided all units, or if one hundred percent (100%) affordable units is not allowed on the site due to
CV zone restrictions the greatest number of affordable dwelling units allowed by the CV zone, are affordable
housing for households with income at or below eighty percent (80%) of median income, and the average rent
for all housing units does not exceed the rate affordable for households with income at or below sixty percent
(60%) of median income;
d. Affordable housing units for households with income at or below sixty percent (60%) of median income
shall remain as affordable housing for a minimum of thirty (30) years; and
e. The applicant/owner shall demonstrate experience and/or ability to provide affordable housing and identify a
third-party entity who will document compliance with the affordable housing requirements for the annual
reports described in subsection C9 of this Section.
4. Fees: For each site, a maximum of eighty percent (80%) of applicable impact fees and up to one hundred percent
(100%) of all other applicable fees for up to one hundred (100) dwelling units may be waived.
a. Fees which may be waived are:
i. Building permit fees;
ii. Building permit plan review fees;
iii. Water, surface water, and wastewater system development charges;
iv. Public Works plan review and inspection fees;
v. Transportation and parks impact mitigation fees;
vi. Fire impact mitigation fees, to the extent such waiver is authorized by interlocal agreement with the
Renton Regional Fire Authority;
vii. Civil plan review and inspection fees; and
viii. Technology surcharge fees.
b. Fees which may not be waived are all fees not listed in subsection C4a of this Section, including:
i. Fire plan review and permit fees.
5. Application and Approval Process: To apply for the waived fees under this subsection C, the applicant/owner
shall apply by sending a written letter describing the project by, at a minimum, addressing the eligibility criteria and
requesting the fee waiver to the Administrator or the Community Development and Housing Manager, as the
Administrator’s designee, prior to submitting applications for either building permits or civil construction permits.
Additional information may be required by City Council. Approved or partially approved fee waivers shall be
granted by resolution.
6. Restrictive Covenant: If the City Council waives fees under this subsection C, all real property subject to the
waiver shall be encumbered by a restrictive covenant requiring that the real property shall be maintained and rented
as affordable housing as described in subsections C3b, c and d of this Section except that the property may be
converted to a use other than for low-income housing if the property owner pays the waived applicable fees in effect
at the time of conversion; fees shall be calculated and charged as though new construction were occurring. After
review and approval of the fee waiver by the City Council and the review and approval of the restrictive covenant by
the Administrator, the restrictive covenant shall be executed and recorded at the applicant/owner’s expense prior to
the issuance of any building permit for the project, unless otherwise approved by City Council. If the
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 37/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
applicant/owner fails to timely execute and record the covenant, the fee waiver shall be revoked and the
applicant/owner shall pay all waived fees plus interest accrued at the statutory rate from the date of the City
Council’s fee waiver.
7. Contract: If the City Council waives fees for a project, the applicant/owner shall enter into a contract with the
City, approved by the City Council, regarding the terms and conditions of the project under this subsection C. The
contract shall be executed and recorded against the subject real property at the applicant/owner’s expense before the
issuance of the Certificate of Occupancy. If the applicant/owner fails to timely execute and record the contract, the
fee waiver shall be revoked and the applicant/owner shall pay all applicable fees plus interest accrued at the
statutory rate from the date of the City Council’s fee waiver.
8. Cancellation or Modification: If the applicant/owner or project fails to meet any requirements of this subsection
C after the City Council waives fees, the fee waiver shall be revoked and the applicant/owner shall pay all applicable
fees with interest accrued at the statutory rate from the date of the City Council’s fee waiver. After the City Council
waives fees, the project may not be modified to owner-occupied “For Sale” housing without the advance approval of
the City Council.
9. Annual Certification and Report: Within thirty (30) days after the first anniversary of issuance of the project’s
Certificate of Occupancy and each year thereafter for thirty (30) years, the applicant/owner shall file an annual
report with the Administrator. The report shall contain such information as the Administrator may deem necessary
or useful, and shall at a minimum include the following information:
a. A certification that the property has been in compliance with the affordable housing requirements in
subsections C3b, c, and d of this Section, as applicable, since the date the City issued the Certificate of
Occupancy and that the project continues to be in compliance with the contract with the City and the
requirements of this subsection C;
b. A statement of occupancy and vacancy of the dwelling units during the twelve (12) months ending with the
anniversary date;
c. A breakdown of the number and specific housing units rented during the twelve (12) months ending with the
anniversary date;
d. The total monthly rent of each housing unit rented during the twelve (12) months ending with the
anniversary date;
e. The income of each renter household at the time of initial occupancy during the twelve (12) months ending
with the anniversary date; and
f. Documentation that a third-party entity has monitored the project’s compliance with the affordable housing
requirements in subsections C3b, c, and d of this Section, as applicable.
10. Sunset: The City will accept applications for waived fees under this subsection C until close of business on
December 31, 2024, unless extended by City Council action. (Ord. 5617, 8 -1-2011; Ord. 5668, 8-20-2012; Ord.
5676, 12-3-2012; Ord. 5750, 1-26-2015; Ord. 5760, 6-22-2015; Ord. 5782, 12-7-2015; Ord. 5912, 12-10-2018; Ord.
5985, 11-9-2020; Ord. 6051, 12-13-2021)
4-1-220 PROPERTY TAX EXEMPTION FOR MULTI-FAMILY HOUSING IN RESIDENTIAL
TARGETED AREAS:
A. PURPOSE:
As provided for in chapter 84.14 RCW, the purpose of this Section is to provide limited, eight (8), ten (10), twelve
(12), or twenty (20) year exemptions from ad valorem property taxation for qualified new multi -family housing
located in designated residential target areas. (Ord. 5984, 10-26-2020)
B. DEFINITIONS:
In construing the provisions of this Section, the following definitions shall be applied:
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 38/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. “Administrator” means the Department of Community and Economic Development Administrator, or any other
City office, department, or agency that shall succeed to its functions with respect to this Section.
2. “Affordable housing” means residential housing that is rented by a low -income household whose monthly
housing costs, including rent and utilities other than telephone, do not exceed thirty percent (30%) of the
household’s monthly income. For the purposes of housing intended for owner occupancy, “affordable housing”
means residential housing that is within the means of and purchased by low - or moderate-income households.
3. “Downtown” refers to a geographical area depicted in the Eligible Areas for Multi-Family Housing Incentives
Map (“Map”), a copy of which shall be kept in the Office of the City Clerk. The boundaries of the Downtown
Eligible Area shown on the Map are hereby made part of this Section, which shall be read and interpreted in light of
the contents of the Map.
4. “Household” means a single person, family, or unrelated persons living together.
5. “Low-income household” means a single person, family, or unrelated persons living together whose adjusted
income is at or below sixty percent (60%) of the median income, as further defined in subsection C1cii(a) of this
Section.
6. “Median income” means the median family income adjusted for family size for King County, as reported by the
United States Department of Housing and Urban Development (HUD). In the event that HUD no longer publishes
median income figures for King County, the City may use or determine such other method as it may choose to
determine the King County median income, adjusted for household size.
7. “Mixed-use” means a multi-family housing residential project with at least one other nonresidential use in one or
more multi-family housing buildings in the project, such as retail, office, entertainment, schools, conference centers,
or a use approved in writing by the Administrator. The purpose of the mixed -use requirement is to implement the
intent of the land use district, maximize the efficient use of land, support transit use, and encourage the development
of well-balanced, attractive, convenient, and vibrant urban residential neighborhoods. The additional use excludes
any accessory functions related to the residential use. Unless otherwise modified or waived in writing by the
Administrator, the nonresidential mixed -use shall occupy at a minimum the ground floor along the street frontage
with a depth of at least thirty feet (30’) for any building in the project.
8. “Moderate-income household” means a single person, family, or unrelated persons living together whose adjusted
income is at or below eighty percent (80%) of the median income, as further defined in subsection C1cii(b) of this
Section.
9. “Multi-family housing” means one or more new buildings designed for permanent residential occupancy, each
with four (4) or more dwelling units.
10. “Permanent residential occupancy” means multi-family housing that provides either owner occupancy, or rental
accommodation that is leased for a period of at least one month but excluding transient rental accommodations that
predominantly offer accommodation on a daily or weekly basis, for example, hotels and motels.
11. “Permanently affordable homeownership” means a dwelling unit that is affordable housing as defined according
to RCW 43.185A.010, including but not limited to built by or sold to a qualified non -profit organization, and subject
to a ninety nine (99) year ground lease or deed restriction, to be executed at initial sale and each successive sale.
12. “Rainier/Grady Junction TOD Subarea” refers to a geographical area depicted in the Eligible Areas for
Multi-Family Housing Incentives Map (“Map”), as it exists or may be amended, a copy of which shall be kept in the
Office of the City Clerk. The boundaries of the Rainier/Grady Junction TOD Subarea shown on the Map are hereby
made part of this Section, which shall be read and interpreted in light of the contents of the Map.
13. “South Lake Washington” refers to a geographical area depicted in the Eligible Areas for Multi -Family Housing
Incentives Map (“Map”), as it exists or may be amended, a copy which shall be kept in the Office of the City Clerk.
The boundaries of South Lake Washington shown on the Map are hereby made part of this Section, which shall be
read and interpreted in light of the contents of the Map.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 39/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
14. “Sunset Area” refers to a geographical area depicted in the Eligible Areas for Multi -Family Housing Incentives
Map (“Map”), as it exists or may be amended, a copy of which shall be kept in the Office of the City Clerk. The
boundaries of the Sunset Eligible Area shown on the Map are hereby made part of this Section, which shall be read
and interpreted in light of the contents of the Map. (Ord. 5760, 6 -22-2015; Ord. 6056, 2-28-2022)
C. TAX EXEMPTION:
1. Duration of Exemption: The value of improvements qualifying under subsection D of this Section is exempt
from ad valorem property taxation as follows:
a. For properties for which applications are submitted before July 22, 2007, the value is exempt for ten (10)
successive years beginning January 1st of the year immediately following the calendar year of issuance of the
final certificate of tax exemption.
b. For properties for which applications are submitted on or after July 22, 2007, through December 17, 2018,
the value is exempt:
i. For eight (8) successive years beginning January 1st of the year immediately following the calendar year
of issuance of the final certificate of tax exemption; or
ii. For twelve (12) successive years beginning January 1st of the year immediately following the calendar
year of issuance of the final certificate of tax exemption, if the property otherwise qualifies for the
exemption and the applicant/owner rents or sells at least twenty percent (20%) of the multi-family housing
units as affordable housing to low- and moderate-income households as further defined in subsections
C1bii(a) and (b) of this Section.
(a) For rental projects, at least twenty percent (20%) of the multi-family housing units in the project
shall be rented throughout the duration of the twelve (12) year exemption period as affordable housing
to low-income households at eighty percent (80%) or less of median income.
(b) For ownership projects, at least twenty percent (20%) of the multi-family housing units in the
project shall be sold as affordable housing to low - or moderate-income households at one hundred
twenty percent (120%) or less of median income.
(c) The owner may use any combination of studio, one bedroom, two (2) bedroom, and/or three (3)
bedroom units to comply with the minimum twenty percent (20%) requirement in subsection C1bii(a)
or (b) of this Section.
(d) If, in calculating the minimum twenty percent (20%) of the multi-family housing units in the
project for affordable housing in subsection C1bii of this Section, the number contains a fraction, then
the minimum number of multi-family housing units for affordable housing shall be rounded up to the
next whole number.
(e) When the project includes more than one building with multi -family housing units, all of the
affordable housing units required in subsection C1bii of this Section may not be located in the same
building.
c. For properties for which applications are submitted on or after December 18, 2018, the value is exempt:
i. For eight (8) successive years beginning January 1st of the year immediately following the calendar year
of issuance of the final certificate of tax exemption; or
ii. For twelve (12) successive years beginning January 1st of the year immediately following the calendar
year of issuance of the final certificate of tax exemption, if the property otherwise qualifies for the
exemption and the applicant/owner rents or sells at least twenty percent (20%) of the multi-family housing
units as affordable housing to low- and moderate-income households as further defined in subsections
C1cii(a) and (b) of this Section.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 40/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(a) For rental projects, at least twenty percent (20%) of the multi-family housing units in the project
shall be rented throughout the duration of the twelve (12) year exemption period as affordable housing
to low-income households at sixty percent (60%) or less of median income.
(b) For ownership projects, at least twenty percent (20%) of the multi-family housing units in the
project shall be sold as affordable housing to low or moderate income households at eighty percent
(80%) or less of median income.
(c) The owner may use any combination of studio, one bedroom, two (2) bedroom, and/or three (3)
bedroom units to comply with the minimum twenty percent (20%) requirement in subsection C1cii(a)
or (b) of this Section.
(d) If, in calculating the minimum twenty percent (20%) of the multi-family housing units in the
project for affordable housing in this subsection C1cii, the number contains a fraction, then the
minimum number of multi-family housing units for affordable housing shall be rounded up to the next
whole number.
(e) When the project includes more than one building with multi -family housing units, all of the
affordable housing units required in this subsection C1cii may not be located in the same building.
iii. For twenty (20) successive years beginning January 1st of the year immediately following the calendar
year of issuance of the final certificate of tax exemption, if the property otherwise qualifies for the
exemption and the applicant/owner sells at least twenty five percent (25%) of the multi -family housing
units as permanently affordable homeownership for eligible households with annual incomes at or below
eighty percent (80%) of median income.
2. Limits on Exemption: The exemption does not apply to the value of land or to the value of nonhousing -related
improvements not qualifying under RMC 4-1-220D, nor does the exemption apply to increases in assessed valuation
of land and nonqualifying improvements. This Section also does not apply to increases in assessed valuation made
by the County Assessor on nonqualifying portions of building and value of land, nor to increases made by lawful
order of a County Board of Equalization, the Department of Revenue, or a county, to a class of property throughout
the county or specific area of the county to achieve the uniformity of assessment or appraisal required by law.
D. PROJECT ELIGIBILITY:
To qualify for exemption from property taxation under this Section, the project shall satisfy all of the following
requirements:
1. Location: The property shall be located in one of the designated “residential target areas” listed below in
subsection D1a through d of this Section which are targeted for low- or moderate-income housing serving
households at or below eighty percent (80%) of the median income. If a part of any legal lot is within a residential
target area, then the entire lot shall be deemed to lie within the residential target area.
a. Sunset Area: In the Sunset Area and within the Center Village (CV), Residential Multi-Family (RMF), or
the Residential-14 (R-14) Zone;
b. Downtown: In the Downtown and within the Center Downtown (CD) Zone or Residential-14 (R-14) Zone;
c. Rainier/Grady Junction TOD Subarea: In the Rainier/Grady Junction TOD Subarea and within the
Commercial Arterial (CA) or Commercial Office (CO) Zone; or
d. South Lake Washington: In the South Lake Washington and within the Urban Center-1 (UC-1), or the
Urban Center-2 (UC-2) Zone.
2. Size and Structure:
a. If the project is located in the Downtown and within the Residential -14 (R-14) Zone, or in the Sunset Area
and within either the Residential Multi-Family (RMF) Zone or the Residential-14 (R-14) Zone, the project shall
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 41/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(i) consist of a minimum total of ten (10) new dwelling units of multi -family housing, and (ii) be located within
a new residential structure(s) or a new mixed -use development as allowed by the RMC for the specific zone. At
least fifty percent (50%) of the space within the project shall be intended for permanent residential occupancy.
b. If the project is located in the Downtown and within the Center Downtown (CD) Zone, or in the Sunset Area
and within the Center Village (CV) Zone, the following applies:
i. If the project is located in the Downtown and within the Center Downtown (CD) Zone, the project shall
(a) consist of a minimum total of thirty (30) new dwelling units of multi -family housing and (b) be a new
structure(s) and (c) be a mixed-use development, unless the Administrator waives one or more of these
requirements. If the Administrator waives the mixed-use development requirement, the multi-family
housing shall be located in a new residential structure(s). At least fifty percent (50%) of the space within
the project shall be intended for permanent residential occupancy.
ii. If the project is located in the Sunset Area and within the Center Village (CV) Zone, the project shall
(a) consist of a minimum total of thirty (30) new dwelling units of multi -family housing and (b) be located
in a new structure(s) and (c) be a mixed -use development, unless the Administrator waives the minimum
number of new units requirement or the mixed-use development requirement. The Administrator cannot
waive the new structure(s) requirement. If the Administrator waives the mixed -use development
requirement, the multi-family housing shall be located in a new residential structure(s). At least fifty
percent (50%) of the space within the project shall be intended for permanent residential occupancy.
iii. If one hundred percent (100%) of the housing units in a homeownership project are affordable housing,
the project shall (a) consist of a minimum of ten (10) new dwelling units of multi -family housing and (b)
be located within a new residential structure(s) or a new mixed -use development as allowed by the RMC
for the specific zone. At least fifty percent (50%) of the space within the project shall be intended for
permanent residential occupancy. The project shall designate and sell at least fifty percent (50%) of total
housing units as affordable for households at or below eighty percent (80%) of median income, and
designate and sell any remaining housing units as affordable for households at or below one hundred
twenty percent (120%) of median income. In addition, the housing units affordable for households at or
below eighty percent (80%) of median income shall remain affordable in perpetuity through a community
land trust or other similar model acceptable to the City.
iv. The value of market-rate townhomes is not eligible for the exemption.
c. If the project is located in the Rainier/Grady Junction TOD Subarea and within the Commercial Arterial
(CA), Commercial Office (CO) Zone, or in the South Lake Washington and within the Urban Center -1 (UC-1),
or the Urban Center-2 (UC-2) Zone, the following applies:
i. If the project is located in the Rainier/Grady Junction TOD Subarea or South Lake Washington and
within the Commercial Arterial (CA), Commercial Office (CO), Urban Center -1 (UC-1), or the Urban
Center-2 (UC-2) Zone, the project shall (a) consist of a minimum total of one hundred (100) new dwelling
units of multi-family housing, subject to subsection D2cii of this Section, and (b) be a new structure(s) and
(c) be a mixed-use development, unless the Administrator waives one or more of these requirements. If the
Administrator waives the mixed-use development requirement, the multi-family housing shall be located
in a new residential structure(s). At least fifty percent (50%) of the space within the project shall be
intended for permanent residential occupancy.
ii. If one hundred percent (100%) of the housing units in a homeownership project are affordable housing,
the project shall (a) consist of a minimum of ten (10) new dwelling units of multi -family housing and (b)
be located within a new residential structure(s) or a new mixed -use development as allowed by the RMC
for the specific zone. At least fifty percent (50%) of the space within the project shall be intended for
permanent residential occupancy. The project shall designate and sell at least fifty percent (50%) of total
housing units as affordable for households at or below eighty percent (80%) of median income, and
designate and sell any remaining housing units as affordable for households at or below one hundred
twenty percent (120%) of median income. In addition, the housing units affordable for households at or
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 42/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
below eighty percent (80%) of median income shall remain affordable in perpetuity through a community
land trust or other similar model acceptable to the City.
iii. The value of market-rate townhomes is not eligible for the exemption.
3. Compliance Monitoring: Any applicant/owner with affordable housing units in the project shall demonstrate
experience and/or ability to provide affordable housing and provide a third -party entity to document compliance
with the affordable housing requirements for the annual reports further defined in subsection K of this Section.
4. Exception for Existing Residential Structure: In the case of an existing occupied residential structure that is
proposed for demolition and redevelopment as new multi-family housing, the project shall provide as a minimum
number of dwelling units in the new multi-family housing project, the greater of:
a. Replace the existing number of dwelling units and, unless the existing residential rental structure was vacant
for twelve (12) months or more prior to demolition, provide for a minimum of four (4) additional dwelling units
in the new multi-family housing project; or
b. Provide the number of dwelling units otherwise required in subsection D2 of this Section.
5. Completion Deadline: The project shall be completed within three (3) years from the date of approval of the
contract by the City Council as provided in subsection F2 of this Section or by any extended deadline granted by the
Administrator as provided in subsection I of this Section. (Ord. 5760, 6 -22-2015; Ord. 6056, 2-28-2022; Ord. 6078,
8-8-2022)
E. APPLICATION PROCEDURE:
1. Form: The owner of property applying for exemption under this Section shall submit an application to the
Administrator on a form established by the Administrator. The owner shall verify the correctness of the information
contained in the application by his/her signature and affirmation made under penalty of perjury under the laws of the
State of Washington. The application shall contain such information as the Administrator may deem necessary or
useful, which at a minimum shall include:
a. A completed City application form, including information setting forth the grounds for tax exemption and
whether the owner elects to rent or sell at least twenty percent (20%) of the multi -family housing units as
affordable housing to low- and moderate-income households to qualify for the twelve (12) year exemption
defined in subsection C1cii of this Section;
b. A brief written description of the project, and schematic site and floor plans of the multi -family dwelling
units and the structure(s) in which they are proposed to be located;
c. Floor and site plans of the proposed project, which plans may be revised by the owner provided such
revisions are made and presented to the Administrator prior to the City’s final action on the exemption
application;
d. A statement from the owner acknowledging the potential tax liability when the property ceases to be eligible
for exemption under this Section.
2. Fee: At the time of initial application under this Section, the owner shall pay to the City an initial application fee
of one thousand dollars ($1,000.00).
3. Deadline: The application shall be submitted prior to the issuance of the building permit for the project, unless
otherwise approved by the Council. The Administrator shall approve or deny an exemption application within ninety
(90) days of receipt of a complete application. (Ord. 5427, 11 -17-2008)
F. APPLICATION APPROVAL:
1. Approval: The Administrator may approve an application if he or she finds that:
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 43/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. The owner has complied with all of the requirements of this Section, including but not limited to the project
eligibility requirements contained in subsection D of this Section and the application requirements contained in
subsection E of this Section; and
b. The proposed project is, or will be at the time of completion, in conformance with all approved plans, and all
applicable requirements of the Renton Municipal Code or other applicable requirements or regulations in effect
at the time the application is approved.
2. Contract Required: If the application is approved, the owner shall enter into a contract with the City, approved
by the City Council, regarding the terms and conditions of the project under this Section.
3. Issuance of Conditional Certificate: Following Council approval of the contract, the Administrator shall issue a
conditional certificate of acceptance of tax exemption. The conditional certificate shall expire three (3) years from
the date of Council approval of the contract unless an extension is granted as provided in subsection I of this
Section.
G. APPLICATION DENIAL:
1. Denial: The Administrator shall deny an application if the criteria in subsection F1 of this Section are not met.
The Administrator shall state in writing the reasons for the denial and send notice of denial to the owner’s last
known address within ten (10) days of the denial.
2. Appeal: An owner may appeal a denial of a tax exemption application to the City Council by filing a notice of
appeal with the City Clerk within thirty (30) calendar days of receipt of notice of the denial. The appeal before the
City Council shall be based upon the record before the Administrator, and the Administrator’s decision will be
upheld unless the owner can show that there is no substantial evidence on the record to support the Administrator’s
decision. The City Council’s decision on appeal is final.
H. AMENDMENT OF CONTRACT:
An owner may request an amendment(s) to the contract by submitting a request in writing to the Administrator,
together with a fee of five hundred dollars ($500.00), at any time within three (3) years of the date of the approval of
the contract as provided for in subsection F3 of this Section. The date for expiration of the conditional certificate
shall not be extended by contract amendment unless all the conditions for extension set forth in subsection I of this
Section are met.
I. EXTENSION OF CONDITIONAL CERTIFICATE:
1. Application: The conditional certificate may be extended by the Administrator for a period not to exceed twenty
four (24) consecutive months. The owner shall submit a written request stating the grounds for the extension
together with a fee of two hundred fifty dollars ($250.00).
2. Approval: The Administrator may grant an extension if the Administrator finds that:
a. The anticipated failure to complete construction within the required time period is due to circumstances
beyond the control of the owner;
b. The owner has been acting, and could reasonably be expected to continue to act, in good faith and with due
diligence; and
c. All the conditions of the original contract between the owner and the City will be satisfied upon completion
of the project.
3. Denial – Appeal: If an extension is denied, the Administrator shall state in writing the reason for denial and shall
send notice to the owner’s last known address within ten (10) calendar days of the denial. An owner may appeal the
denial of an extension to the Hearing Examiner by filing a notice of appeal with the City Clerk within fourteen (14)
calendar days after issuance of the notice of the denial. The appeal before the Hearing Examiner shall follow the
provisions of RMC 4-8-110E. The owner may appeal the Hearing Examiner’s decision to the King County Superior
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 44/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Court according to the procedures contained in RCW 34.05.510 through 34.05.598, as provided in RCW
84.14.090(6), within thirty (30) days of notification by the City to the owner of the decision.
J. FINAL CERTIFICATE:
1. Application: Upon completion of the construction as provided in the contract between the owner and the City,
and upon issuance of a temporary certificate of occupancy, or a permanent certificate of occupancy if no temporary
certificate is issued, the owner may request a final certificate of tax exemption. The owner shall pay a fee of one
thousand dollars ($1,000.00) and file with the Administrator such information as the Administrator may deem
necessary or useful to evaluate eligibility for the final certificate, which shall at a minimum include:
a. A statement of expenditures made with respect to each multi-family housing unit and the total expenditures
made with respect to the entire property;
b. A description of the completed work and a statement of qualification for the exemption;
c. The total monthly rent or total sale amount of each multi-family housing unit rented or sold to date;
d. The income of each renter household to date at the time of initial occupancy and the income of each initial
purchaser of owner-occupied multi-family housing units to date at the time of purchase;
e. If applicable, a statement that the project meets the affordable housing requirements in subsection C1cii of
this Section, along with the number, type, and specific multi-family housing units rented or sold to date, as
applicable, to meet the affordable housing requirements;
f. Any additional information requested by the City pursuant to meeting any reporting requirements under
Chapter 84.14 RCW; and
g. A statement that the work was completed within the required three (3) year period or any approved
extension.
2. Determination: Within thirty (30) days of receipt of all materials required for a final certificate, the
Administrator shall determine whether the completed work is consistent with the contract between the City and
owner, whether all or a portion of the completed work is qualified for exemption under this Section and, if so, which
specific improvements satisfy the requirements of this Section.
3. Filing with County Assessor: For projects that comply with the requirements of subsection J1 of this Section, the
City shall file a final certificate of tax exemption with the King County Assessor within ten (10) days of the
expiration of the thirty (30) day period provided in the prior subsection.
4. Recording: The Administrator is authorized to cause to be recorded, at the owner’s expense, in the real property
records of the King County Recorder’s Office, the contract with the City required under subsection F2 of this
Section, as amended under subsection H of this Section, if applicable, and/or such other document(s) as will identify
such terms and conditions of eligibility for exemption under this Section as the Administrator deems appropriate for
recording.
5. Denial: The Administrator shall notify the owner in writing that the City will not file a final certificate if: (a) the
Administrator determines that the project was not completed within the required three (3) year period or any
approved extension, or was not completed in accordance with the contract between the owner and the City and the
requirements of this Section, or the owner’s property is otherwise not qualified for the limited exemption under this
Section; or (b) the owner and Administrator cannot come to an agreement on the allocation of the value of the
improvements allocated to the exempt portion of the project.
6. Appeal: The owner may appeal the Administrator’s decision to the Hearing Examiner by filing a notice of appeal
with the City Clerk within fourteen (14) calendar days after issuance of the notice of the denial. The appeal before
the Hearing Examiner shall follow the provisions for appeal contained in RMC 4 -8-110E. The owner may appeal the
Hearing Examiner’s decision to the King County Superior Court according to the procedures contained in RCW
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 45/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
34.05.510 through 34.05.598, as provided in RCW 84.14.090(6), within thirty (30) days of notification by the City
to the owner of the decision.
K. ANNUAL CERTIFICATION AND REPORT:
Within thirty (30) days after the first anniversary of the date the City issued the final certificate of tax exemption and
each year thereafter for the duration of the tax exemption period, the property owner shall file an annual report with
the Administrator. For a project with any affordable housing units, the property owner shall also provide
documentation as part of the annual report that a third-party entity has verified the project’s compliance with the
affordable housing requirements in subsections C1cii and D2 of this Section, as applicable. Failure to submit the
annual report may result in cancellation of the tax exemption. The certification shall contain such information as
required by Chapter 84.14 RCW and as the Administrator may deem necessary or useful, and shall at a minimum
include the following information:
1. A statement of occupancy and vacancy of the multi-family dwelling units during the twelve (12) months ending
with the anniversary date;
2. A certification that the property has not changed use and, if applicable, that the property has been in compliance
with the affordable housing requirements as described in subsection C1cii of this Section since the date the City
issued the final certificate of tax exemption and that the project continues to be in compliance with the contract with
the City and the requirements of this Section;
3. A description of any improvements or changes to the property made after the City issued the final certificate of
tax exemption;
4. The total monthly rent of each multi-family housing unit rented or the total sale amount of each multi-family
housing unit sold to an initial purchaser during the twelve (12) months ending with the anniversary date;
5. The income of each renter household at the time of initial occupancy and the income of each initial purchaser of
owner-occupied multi-family housing units at the time of purchase during the twelve (12) months ending with the
anniversary date;
6. The annual household income and household size for each of the affordable units receiving a tax exemption;
7. If applicable, a breakdown of the number, size, and type of units produced, and specific multi -family housing
units rented or sold during the twelve (12) months ending with the anniversary date, as applicable, to meet the
affordable housing requirements in subsection C1cii of this Section; and
8. Any additional information requested by the City pursuant to meeting any reporting requirements under Chapter
84.14 RCW.
L. CANCELLATION OF TAX EXEMPTION:
1. Cancellation: If at any time the Administrator determines that: (a) the property no longer complies with the terms
of the contract or with the requirements of this Section; (b) the use of the property is changed or will be changed to a
use that is other than residential; (c) the project violates applicable zoning requirements, land use regulations, or
building code requirements; or (d) the property for any reason no longer qualifies for the tax exemption, the tax
exemption shall be canceled and additional taxes, interest, and penalties imposed pursuant to State law. Upon
determining that a tax exemption shall be canceled, the Administrator shall notify the property owner by certified
mail, return receipt requested.
2. Appeal: The property owner may appeal the determination by filing a notice of appeal with the City Clerk, within
thirty (30) days after issuance of the decision by the Administrator, specifying the factual and legal basis for the
appeal. The appeal before the Hearing Examiner shall follow the procedures set forth in RMC 4 -8-110E. At the
appeal hearing, all affected parties may be heard and all competent evidence received. The Hearing Examiner shall
affirm, modify, or repeal the decision to cancel the exe mption based on the evidence received. The Hearing
Examiner shall give substantial weight to the Administrator’s decision to cancel the exemption, and the burden of
proof and the burden of overcoming the weight accorded to the Administrator’s decision shall be upon the appellant.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 46/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
An aggrieved party may appeal the Hearing Examiner’s decision to the King County Superior Court in accordance
with the procedures in RCW 34.05.510 through 34.05.598, as provided in RCW 84.14.110(2), within thirty (30)
days after issuance of the decision of the Hearing Examiner.
3. Change of Use: If the owner intends to convert the multi-family housing to another use, the owner shall notify
the Administrator and the King County Assessor within sixty (60) days of the change in use. Upon such change in
use, the tax exemption shall be canceled and additional taxes, interest, and penalties imposed pursuant to State law.
M. EXTENSION OF TAX EXEMPTION:
Pursuant to RCW 84.14.020(6), the Administrator may approve an extended exemption of the project that satisfied
the conditions of, and utilized the exemption as provided in subsection C of this Section from ad valorem property
taxation for up to a total of twelve (12) successive years beginning January 1 of the year immediately following the
calendar year that the original exemption expires.
1. Form: The owner of property applying for extended exemption under this subsection shall submit an application
to the Administrator on a form established by the Administrator. The owner shall verify the correctness of the
information contained in the application by his/her signature and affirmation made under penalty of perjury under
the laws of the State of Washington. The application shall contain such information as the Administrator may deem
necessary or useful, which at a minimum shall include:
a. A statement from the owner acknowledging the potential tax liability when the property ceases to be eligible
for exemption, equivalent to subsection E1d of this Section, and
b. Information required for the Final Exemption Certificate pursuant to subsections J1c through J1f of this
Section, and
c. Information required for the annual report pursuant to subsection K1 of this Section.
2. Fee: At the time of extension application under this Section, the owner shall pay to the City an extension
application fee of one thousand dollars ($1,000.00).
3. Deadline: The extension application shall be submitted to the Administrator by the dates noted below, unless
otherwise approved by the Council.
a. For properties with exemptions scheduled to expire on December 31, 2021, no later than thirty (30) days
from the effective date of the ordinance; and
b. For properties with exemptions scheduled to expire after December 31, 2021, no later than August 31 of the
year of the original exemption expires.
N. END OF AFFORDABILITY REQUIREMENTS:
1. At the end of both the tenth and eleventh years of an extension, for twelve (12) year extensions of the exemption
authorized under subsection M of this Section, owners must provide tenants of rent -restricted units with notification
of intent to provide the tenant with rental relocation assistance as provided in subsection N2a of this Section.
2. For any twelve (12) year exemption authorized under subsection C1cii of this Section after the effective date of
July 25, 2021, or for any twelve (12) year exemption extension authorized under subsection M of this Section, at the
expiration of the exemption the owner must provide tenant relocation assistance in an amount equal to one month’s
rent to a qualified tenant within the final month of the qualified tenant’s lease. To be eligible for tenant relocation
assistance under this subsection, the tenant must occupy an income-restricted unit at the time the exemption expires
and must qualify as a low-income household under chapter 84.14 RCW at the time relocation assistance is sought.
a. If affordability requirements consistent, at a minimum, with those required under subsection C1cii of this
Section remain in place for the unit after the expiration of the exemption, relocation assistance in an amount
equal to one month’s rent must be provided to a qualified tenant within the final month of a qualified tenant’s
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 47/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
lease who occupies an income-restricted unit at the time those additional affordability requirements cease to
apply to the unit.
O. SUNSET OF EXEMPTION FOR APPLICATIONS FOR CONDITIONAL CERTIFICATES AND
APPLICATIONS FOR EXEMPTION EXTENSIONS:
The City shall not accept new applications for conditional certificates as provided in subsection E of this Section or
new applications for exemption extensions as provided in subsection M of this Section after the close of business on
December 31, 2024, unless extended by City Council action. The City shall process (1) pending complete
applications for a conditional certificate submitted before the close of business on December 31, 2024, and (2)
pending complete applications for an extension submitted before the close of business on December 31, 2024, and
(3) applications for an extension of the conditional certificate and/or a final certificate received after the close of
business on December 31, 2024, as provided in subsections D through J of this Section. Subsections C and J through
L of this Section shall continue to apply to all properties that have been or are issued a final certificate of tax
exemption or extension under this Section until expiration, termination, or cancellation of the tax exemption.
Incomplete applications for conditional certificates as of the close of business on December 31, 2024, shall be
denied and/or returned to owners. (Ord. 5061, 12-22-2003; Ord. 5151, 8-1-2005; Ord. 5192, 1-23-2006; Ord. 5249,
12-11-2006; Ord. 5400, 7-14-2008; Ord. 5525, 2-1-2010; Ord. 5669, 8-20-2012; Ord. 5760, 6-22-2015; Ord. 5781,
12-7-2015; Ord. 5911, 12-10-2018; Ord. 6050, 12-13-2021)
4-1-230 SURETIES AND BONDS:
A. CITY APPROVAL REQUIRED:
All sureties posted with the City shall be approved as to form by the City Attorney and approved by the appropriate
Administrator as to amount and adequacy. Sureties for public works construction permits and future public works
street/utility maintenance requirements shall be approved by the Public Works Administrator and all other sureties
shall be approved by the Community and Economic Development Administrator. The City’s decision as to the
acceptability of the security shall be conclusive. (Ord. 5676, 12-3-2012)
B. TYPES OF SECURITY ACCEPTED FOR PUBLIC WORKS CONSTRUCTION PERMITS AND FUTURE
PUBLIC WORKS STREET/UTILITY MAINTENANCE REQUIREMENTS:
In order to ensure protection of City-owned facilities and ensure completion of required improvements to City
standards, the City requires one of the following types of security in consideration of issuance of a public works
construction permit:
1. Cash;
2. Letter of credit;
3. Set aside letter; provided, that the funds cannot be withdrawn, spent, or committed to any third party;
4. Savings account assigned to the City and blocked as to withdrawal by the secured party without the City’s
approval; or
5. Performance or maintenance bond.
C. TYPES OF SECURITY ACCEPTED FOR ALL OTHER PURPOSES:
The following security devices are acceptable for the purposes of deferral requests, occupancy permit requests in
advance of installation of required landscaping or other improvements, critical areas mitigation performance, critical
areas monitoring/maintenance, and landscaping maintenance:
1. Cash;
2. Letter of credit;
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 48/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Set aside letter; provided, that the funds cannot be withdrawn, spent, or committed to any third party;
4. Savings account assigned to the City and blocked as to withdrawal by the secured party without the City’s
approval; or
5. Performance or maintenance bond exclusively for the purpose of ensuring continued maintenance of on - or
off-site landscaping. (Ord. 5917, 12-10-2018; Ord. 5984, 10-26-2020)
D. SECURITY REQUIREMENTS:
1. Payable to City: Any security device must be payable to the City upon demand by the City and not conditioned
upon approval or other process involving the applicant.
2. Security Requirement Binding: The requirement of the posting of any security shall be binding on the applicant
and the applicant’s heirs, successors and assigns.
3. Purpose of Security: Security must be unequivocally committed to the project being secured, and cannot be
available for any other purpose.
4. Agreement Required: In case of any suit or action to enforce any provisions of this code, the developer shall pay
the City all costs incidental to such litigation including reasonable attorney’s fees. The applicant shall enter into an
agreement with the City requiring payment of such attorney’s fees and litigation costs.
5. Effect of Lapse of Security: Any security that, according to its terms, lapses upon a date certain, will cause the
associated city approval (e.g., deferral, temporary occupancy permit, etc.) to lapse on that same date unless adequate
substitute security has been posted prior to the termination date of the prior security.
6. Transfer of Responsibility: Whenever security has been accepted by the City, then no release of the owner or
developer upon that security shall be granted unless a new party has been obligated to perform the work as agreed in
writing to be responsible under the security, and has provided security. In the instance where security would be
provided by a condominium owners association or property owners association, then it shall be necessary for the
owners association to have voted to assume the obligation before the City may accept the security, and a duly
certified copy of the minutes of the owners association shall be filed with the City along with the security to the
City.
7. City Approval Required Prior to Transfer of Responsibility: The City shall not be required to permit a
substitution of one party for another on any security if the Administrator feels that the new owner does not provide
sufficient security to the City that the improvements will be installed when required. (Ord. 5676, 12 -3-2012)
8. Default: In the event that improvements are not completed as required or maintenance is not performed
satisfactorily, the Administrator shall notify the applicant/developer, property owner and guarantor in writing. The
notice must state the specific defects that must be remedied and the date the work shall be completed.
9. Proceeding Against Security: In the event the applicant, developer, property owner, and/or guarantor fails to
complete all improvement work required in compliance with this Title, and the City shall have to complete the
improvements, the City reserves the right, in addition to all other remedies available to it by law, to proceed against
the security for funds necessary to complete the improvements. If the amount of security shall be less than the
expense incurred by the City, the applicant, developer, and/or property owner shall be liable to City for the
difference.
10. Release of Sureties for Private/On-Site Improvements: Sureties for completed or partially completed
private/on-site improvements shall not be released except upon written approval of the Administrator.
11. Release of Sureties for Public Improvements: Sureties for completed or partially completed public
improvements shall not be released except under the following conditions:
a. The developer has submitted a schedule of improvements, the sequence for completion, and the value of each
part of the public improvement for which a release of surety shall be sought.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 49/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Each segment of the public improvement shall be useable by itself without the completion of the remainder
of the improvement.
c. Each segment of the public improvement shall receive final inspection and approval of the City before
release of the surety for that part of the improvement.
d. All partial releases on each public improvement shall constitute no more than one hundred percent (100%) of
estimated value of the entire completed improvement.
e. All releases of surety shall be approved in writing by the Administrator. (Ord. 5153, 9 -26-2005)
4-1-240 COMMON OPEN SPACE SUBSTITUTIONS:
A. APPLICABILITY:
This Section is applicable to any development where common open space or a park is required by RMC 4 -2-115,
Residential Design and Open Space Standards, or RMC 4-3-100, Urban Design Regulations, or King County vested
projects where tot lots or similar spaces are required.
B. PUBLIC TRAIL OR PARK IMPROVEMENTS OR FEE-IN-LIEU FOR COMMON OPEN SPACE:
Improvements to public trails, public parks, or payment of a fee may occur to reduce common open space
requirements, if approval for such substitution is accepted by the Parks and Recreation Administrator.
1. Public Trail Improvement in Lieu of Common Open Space: The requirements for open space may be reduced
where public trail improvements are being provided. On-site public trail improvements may occur as a substitute to
common open space requirements on a square footage basis, provided the trail has been identified in the Renton
Trails and Bicycle Master Plan or the Parks, Recreation, and Natural Areas Plan or an adopted community plan.
Trails shall be constructed by the developer to standards specified by the Parks and Recreation Department and
dedicated to and accepted by the City of Renton as a public trail prior to final plat recording or short plat recording,
or building permit final occupancy for non -subdivision projects.
2. Public Park Improvement in Lieu of Common Open Space: The requirements for open space may be reduced
where public park improvements are being provided. On-site public park improvements may occur as a substitution
to common open space requirements on a square footage basis provided the park has been identified in the Parks,
Recreation, and Natural Areas Plan or an adopted community plan. The park shall be constructed by the developer
to standards specified by the Parks and Recreation Department and dedicated to and accepted by the City of Renton
as a public park prior to final plat recording or short plat recording, or building permit final occupancy for
non-subdivision projects.
3. Fee in Lieu of Common Open Space: A fee-in-lieu may occur as a substitute to common open space
requirements; provided, that an off-site public park is within one-quarter (1/4) mile of the site proposed for
development, safe and easy pedestrian access is provided to such public park, and the public park shall be an integral
part of the design approach of the development.
a. Fee Calculation: The fee shall be the equivalent of the monetary value of the required improvements for
common open space plus the monetary value of the land area required to be placed in common open space. The
project applicant shall provide the City with an estimate of the improvement value and an appraisal for the
value of the land for the identified intended use with utilities and other non -structural improvements. The total
monetary value of the fee-in-lieu shall be approved by the Parks and Recreation Department.
b. The fee shall be paid prior to final plat recording or final short plat recording or building permit issuance for
non-subdivision projects. (Ord. 5591, 2-28-2011; Ord. 5676, 12-3-2012; Ord. 5984, 10-26-2020)
4-1-250 MARIJUANA REGULATIONS:
A. PURPOSE:
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 50/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
The City of Renton, in an effort to comply with state law, has adopted marijuana laws that are intended to be
consistent with Chapter 69.50 RCW, Uniform Controlled Substances Act, and Chapter 69.51A RCW, Medical
Cannabis, as they exist or may be amended. (Ord. 5816, 10-3-2016)
B. AUTHORITY:
The City of Renton derives its authority to act on marijuana use, production, processing, sales, and cooperatives
within its jurisdiction from Washington State Constitution Article XI, Section 11, Police and Sanitary Regulations;
Chapters 69.50 and 69.51A RCW, as they exist or may be amended; its authority to regulate zoning within its
jurisdiction; and any and all other authority granted to Renton by the State Legislature and the Washington State
Liquor and Cannabis Board. (Ord. 5816, 10-3-2016)
C. COOPERATIVES AND TRANSPORTERS:
Marijuana cooperatives are not allowed in the City and marijuana transporters shall not be licensed in the City. (Ord.
5816, 10-3-2016)
D. BUSINESS REGULATION:
By accepting a license issued pursuant to this chapter and/or Chapter 5-5 RMC, Business Licenses, as they exist or
may be amended, a licensee, jointly and severally, if more than one, agrees to indemnify and defend the City, its
officers, elected officials, employees, attorneys, agents, insurers, and self -insurance pool, if any, against all liability,
claims and demands, on account of injury, loss or damage, including, without limitation, claims arising from bodily
injury, personal injury, sickness, disease, death, property loss or damage, or any other loss of any kind whatsoever,
which arise out of or are in any manner connected with the operation of the marijuana-related business that is the
subject of the license. The licensee further agrees to investigate, handle, respond to, and to provide defense for and
defend against, any such liability, claims, or demands at its expense, and to bear all other costs and expenses related
thereto, including court costs and attorney fees. The Finance Administrator may require a licensee to execute a
written instrument confirming the provisions of this chapter. (Ord. 5816, 10 -3-2016)
E. LICENSE REQUIREMENT:
All business licenses related to marijuana shall contain language that substantially conforms to the following:
1. Renton shall not be responsible or liable for any claim, defense, or anything related to the operation of a
marijuana-related business activity.
2. By signing the business license application, the licensee accepts, agrees and acknowledges that it shall not have
any claim against Renton related to any claim, defense, or loss related to the operation of a marijuana -related
business activity, and that the applicant shall hold Renton absolutely harmless for any such claim, defense or loss.
This Section shall govern the licensee’s responsibilities in the event of a claim, defense, or loss related to the
operation of a marijuana-related business activity.
3. By signing the business license application, the licensee accepts, agrees and acknowledges that under federal law,
and more specifically the Supremacy Clause of the United States Constitution, Article VI, Paragraph 2, federal law
generally takes precedence over Washington State laws, and even the Washington State Constitution.
4. Based on the supremacy clause and federal law in general, the applicant may still be subject to arrest, prosecution,
imprisonment, and/or fines for violating federal law, Renton shall have no duty, responsibility, or liability based on
any of those events, and that Renton may be the entity to arrest, prosecute, imprison or fine the applicant. (Ord.
5816, 10-3-2016)
F. PROCEDURE FOR OBTAINING CITY LICENSE FOR MARIJUANA USE:
1. Any marijuana retailer, producer, or processor must obtain and maintain a valid Washington State Liquor and
Cannabis Board license or endorsement to sell, produce or process marijuana in the City of Renton at the State
approved location.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 51/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Upon timely obtaining a marijuana license or endorsement from the State and complying with the City Zoning
Code and other applicable City codes, and upon application and payment of all appropriate taxes and/or fees, a City
business license may be issued. (Ord. 5767, 9-21-2015; Ord. 5816, 10-3-2016)
G. LOCATION:
1. Marijuana zoning can be found in RMC 4 -2-060.
2. As defined and measured in WAC 314-55 and as authorized under RCW 59.50.331, marijuana retailers,
producers, and processors shall not be located within one thousand feet (1,000') of any child care center, elementary
or secondary school, game arcade, library, playground, public park, public transit center, or recreation center or
facility. (Ord. 5816, 10-3-2016)
H. MAXIMUM NUMBER OF MARIJUANA RETAIL LICENSES:
The City will issue no more than five (5) business licenses to marijuana retailers. The licenses shall be issued to the
first five (5) applicants that hold valid licenses from the Washington State Liquor and Cannabis Board and comply
with City zoning and development requirements. The date applications are received by the City shall be used for the
purpose of determining order. (Ord. 5707, 3 -24-2014; Ord. 5767, 9-21-2015; Ord. 5816, 10-3-2016)
4-1-260 LANDMARK DESIGNATION AND PRESERVATION:
A. PURPOSE:
The purpose of this Section is to designate, preserve, protect, enhance, and perpetuate those sites, buildings, districts,
structures, and objects which reflect significant elements of Renton’s cultural, ethnic, social, economic, political,
architectural, aesthetic, archaeological, engineering, historic, and other heritage; to foster civic pride in the beauty
and accomplishments of the past; to stabilize and improve the economic values and vitality of landmarks; to protect
and enhance Renton’s tourist industry by promoting heritage-related tourism; to assist, encourage, and provide
incentives to public and private owners to preserve, restore, rehabilitate, and use landmark buildings, sites, districts,
structures, and objects; and to work cooperatively with other jurisdictions to identify, evaluate, and protect historic
resources in furtherance of the purposes of this chamber.
B. NOMINATION APPROVAL:
No historic resource may proceed through the nomination procedure of King County Code 20.62.050 until the City
has approved the historic resource for nomination. Approval shall be from the Mayor, subject to confirmation by the
Council. Documentation of City approval shall be provided as part of the nomination submitted to King County.
C. FEE RECOVERY:
The City may require payment from the property owner or applicant for fees paid by the City to King County for
service(s) conducted on behalf of a property owner or applicant by King County.
D. INCORPORATION OF KING COUNTY PROVISIONS:
The following sections of Chapter 20.62 King County Code (“KCC”) are incorporated by reference herein and made
part of this chapter:
1. KCC 20.62.020, Definitions, except as follows:
a. Subsection H is changed to read: “Director” is the Administrator of the Department of Community and
Economic Development, or designee.
b. Add subsection Z: “Council” is the City of Renton City Council.
2. KCC 20.62.040, Designation Criteria, except that the reference to King County is changed to read City of Renton.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 52/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. KCC 20.62.050, Nomination Procedure, except that subsection A is amended to add a sentence at the end of the
paragraph to read: All nomination requests shall include property owner written consent and City of Renton
approval, without such consent and approval King County will not accept the nomination request.
4. KCC 20.62.070, Designation Procedure, except that references to King County are changed to City of Renton.
5. KCC 20.62.080, Certificate of Appropriateness Procedure, except the last sentence of subsection A.
6. KCC 20.62.100, Evaluation of Economic Impact.
7. KCC 20.62.110, Appeal Procedure, except that appeals shall be filed with the City of Renton City Clerk for
decision by the Renton Hearing Examiner.
8. KCC 20.62.130, Penalty for Violation of Section 20.62.080.
9. KCC 20.62.140 Special Valuation for Historic Properties, except that the reference to King County in subsection
C is changed to City of Renton.
E. LANDMARKS COMMISSION AUTHORIZED:
1. The King County Landmarks Commission (“Commission”), established pursuant to Chapter 20.62 KCC, is
hereby designated and empowered to act as the landmarks commission for the City of Renton pursuant to the
provisions of this section.
2. The Mayor with Council confirmation shall appoint the special member of the Commission, provided for in KCC
20.62.030. The special member shall have a demonstrated interest and competence in historic preservation. The
appointment shall be made for a three (3) year term. The special member shall serve until his or her successor is
duly appointed and confirmed. In the event of a vacancy, an appointment shall be made to fill the vacancy in the
same manner and with the same qualifications as if at the beginning of the term, and the person appointed to fill the
vacancy shall hold the position for the remainder of the unexpired term. The special member may be reappointed but
may not serve more than two (2) consecutive, three (3) year terms. A special member shall be deemed to have
served one full term, if that special member resigns at any time after appointment or if the special member serves
more than two (2) years of an unexpired term. The special member of the Commission shall serve without
compensation (except for out of pocket expenses incurred in connection with Commission meetings or programs).
The City will reimburse expenses incurred by the member.
3. The Commission shall file its rules and regulations, including procedures consistent with this section, with the
City Clerk. (Ord. 5855, 8-14-17)
4-1-270 REASONABLE ACCOMMODATIONS AND MODIFICATIONS IN RESIDENTIAL HOUSING:
A. PURPOSE AND APPLICABILITY:
1. This Section is enacted to authorize the Administrator to alter or waive provisions of this Title when necessary to
reasonably accommodate the rights of the disabled and handicapped under the Americans with Disabilities Act, 42
U.S.C. Section 12101 et seq. (or “ADA”); the Fair Housing Act, 42 U.S.C. Sections 3601 through 3619 (or “FHA”);
or the Washington Law Against Discrimination, chapter 49.60 RCW (or “WLAD”), or when necessary to grant
reasonable modification in accordance with such rights.
2. This Section shall apply in residential housing contexts. This Section shall not apply to activities that are solely
commercial in nature.
B. PROCESS FOR REASONABLE ACCOMMODATIONS AND MODIFICATIONS:
1. Any person who claims to have a disability or handicap within the meaning of the ADA, FHA, or WLAD, or
someone acting on such person’s behalf, who wishes to be excused from an otherwise applicable requirement of this
Title on the basis of such disability or handicap may make a request for reasonable accommodation or modification
to the Administrator. The request may be submitted in a form of the requestor’s choosing, including by filling out a
form made available by the Department.
Renton Municipal Code
Chapter 1 ADMINISTRATION AND ENFORCEMENT
Page 53/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Upon receipt of a request for reasonable accommodation or modification, the Administrator is authorized to take
responsive steps, including obtaining additional information from the requestor.
3. The Administrator shall make a written decision in response to a request for reasonable accommodation or
modification. In making such decision, the Administrator is authorized to alter or waive the provisions of this Title
in order to provide a reasonable accommodation or modification as necessary to provide equal opportunity to use
and enjoy a residential dwelling of choice.
C. LIMITED APPLICABILITY TO BUILDING AND FIRE PREVENTION CODES:
No request for reasonable accommodation or modification that seeks to alter or waive the City’s building and fire
prevention standards set forth in chapter 4-5 RMC shall be granted unless the alteration or waiver would
substantially accomplish the purposes of those provisions without reduction of safety. The requestor shall have the
burden of proof.
D. REASONABLE ACCOMMODATIONS AND MODIFICATIONS PERSONAL TO THE REQUESTOR:
Any reasonable accommodation or modification granted shall be personal to the requestor and shall not run with the
land. Any permit granting a reasonable accommodation or modification may require discontinuation of the
accommodation or modification and restoration of the impacted property or structure upon the accommodation or
modification being no longer necessary to accommodate the rights of the requestor. Successors in interest who also
require accommodations or modifications may separately make a request to retain any improvements previously
permitted pursuant to this Section.
E. APPEAL:
The Administrator’s decision on a request for reasonable accommodation or modification may be appealed to the
Hearing Examiner in compliance with RMC 4-8-110. (Ord. 6068, 6-13-2022)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 54/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 2
ZONING DISTRICTS – USES AND STANDARDS
CHAPTER GUIDE: Chapter 4-2 RMC contains zone-related land use regulations, and zone-related development
standards, primarily in tabular form. Chapter 4 -2 RMC additionally includes provisions for interpreting the Zoning
Map that delineate the zoning and overlay districts and provisions for determining the permissibility of unclassified
uses. Chapter 4-2 RMC does not contain procedural information. Related permit processes (e.g., site development
plan review, variance, conditional use permit, etc.) are located in chapters 4 -8 and 4-9 RMC. In contrast, chapter 4-3
RMC applies to any property in the City that contains certain environmental characteristics, and chapter 4 -3 RMC
also applies to overlay districts that may or may not include more than one zone in order to apply special use
restrictions and/or standards. Chapter 4-4 RMC applies regulations to property City-wide, regardless of zone district.
(Ord. 5028, 11-24-2003)
This Chapter last amended by Ord. 6119, October 2, 2023.
4-2-010 ZONES AND MAP DESIGNATIONS ESTABLISHED
4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS
4-2-030 ZONING MAP INTERPRETATION
4-2-040 ZONING REGULATION INTERPRETATION
4-2-050 PERMITTED LAND USES ESTABLISHED
4-2-060 ZONING USE TABLE – USES ALLOWED IN ZONING DESIGNATIONS
4-2-070 (Reserved)
4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES
4-2-090 (Reserved)
4-2-100 ZONING STANDARDS TABLES
4-2-110 RESIDENTIAL DEVELOPMENT STANDARDS
4-2-115 RESIDENTIAL DESIGN AND OPEN SPACE STANDARDS
4-2-116 ACCESSORY DWELLING UNIT RESIDENTIAL DESIGN STANDARDS
4-2-120 COMMERCIAL DEVELOPMENT STANDARDS
4-2-130 INDUSTRIAL DEVELOPMENT STANDARDS
4-2-140 VIOLATIONS OF THIS CHAPTER AND PENALTIES
4-2-010 ZONES AND MAP DESIGNATIONS ESTABLISHED:
A. COMPREHENSIVE PLAN DESIGNATIONS:
The City has been divided into Comprehensive Plan land use designations:
COMPREHENSIVE PLAN LAND USE
DESIGNATION
MAP
SYMBOL
Residential Low Density (RLD)
Residential Medium Density (RMD)
Residential High Density (RHD)
Commercial & Mixed Use (CMU)
Commercial Office Residential (COR)
Employment Area (EA)
(Ord. 5759, 6-22-2015; Ord. 6029, 10-18-2021)
B. ZONING MAP:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 55/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
This Chapter shall consist of this text as well as that certain map on file in the Office of the City Clerk designated as
the Zoning Map of the City. The boundaries of the various districts shall be shown on the Zoning Map and are
hereby made a part of the Renton Municipal Code (RMC). This Title is to be read and interpreted in light of the
contents of the Zoning Map. (Ord. 5759, 6-22-2015; Ord. 6029, 10-18-2021)
C. ZONING DISTRICTS:
The City is divided into the following types of zoning districts and the following map symbols are established:
ZONE
MAP
SYMBOL
Resource Conservation (RC)
Residential-1 (R-1)
Residential-4 (R-4)
Residential-6 (R-6)
Residential-8 (R-8)
Residential Manufactured Home (RMH)
Residential-10 (R-10)
Residential-14 (R-14)
Residential Multi-Family (RMF)
Light Industrial (IL)
Medium Industrial (IM)
Heavy Industrial (IH)
Center Downtown (CD)
Center Village (CV)
Commercial Arterial (CA)
Commercial Neighborhood (CN)
Commercial Office (CO)
Commercial Office Residential (COR)
Urban Center-1 (UC-1)
Urban Center-2 (UC-2)
(Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 6029, 10-18-2021)
D. ZONES IMPLEMENTING COMPREHENSIVE PLAN:
The Comprehensive Plan Designations are implemented by certain zones:
COMPREHENSIVE PLAN
DESIGNATION IMPLEMENTING ZONES
Residential Low Density (RLD)
Resource Conservation (RC)
Residential-1 (R-1)
Residential-4 (R-4)
Residential Manufactured
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 56/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
COMPREHENSIVE PLAN
DESIGNATION IMPLEMENTING ZONES
Home Park (RMH)
Residential Medium Density
(RMD)
Residential-6 (R-6)
Residential-8 (R-8)
Residential Manufactured
Home Park (RMH)
Residential High Density
(RHD)
Residential-10 (R-10)
Residential-14 (R-14)
Residential Manufactured
Home Park (RMH)
Residential Multi-Family
(RMF)
Commercial Neighborhood
(CN)
Commercial & Mixed Use
(CMU)
Center Downtown (CD)
Center Village (CV)
Commercial Arterial (CA)
Commercial Office (CO)
Urban Center (UC-1, UC-2)
Commercial Office Residential
(COR)
Commercial Office Residential
(COR)
Employment Area (EA)
Commercial Arterial (CA)
Commercial Office (CO)
Light Industrial (IL)
Medium Industrial (IM)
Heavy Industrial (IH)
Resource Conservation (RC)
(Ord. 5286, 5-14-2007; Ord. 5332, 12-10-2007; Ord. 5355, 2-25-2008; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015;
Ord. 6029, 10-18-2021)
E. ADDITIONAL RESTRICTIONS ON LAND USE:
TYPE OF LAND USE
RESTRICTION
ZONING MAP
SYMBOL
Automall Restrictions Dot Pattern
TYPE OF LAND USE
RESTRICTION
REFERENCE OR
CODE SECTION NO.
Airport Related Height and Use
Restrictions RMC 4-3-020
Critical Areas Regulations RMC 4-3-050
Automall District RMC 4-3-040
Downtown Business District RMC 4-2-080D
Planned Urban Development RMC 4-9-150
Restrictive Covenants See Property Title Report
Urban Design Regulations (Districts
“A,” “B,” “C,” and “D”) RMC 4-3-100
(Ord. 1472, 12-18-1953; Ord. 3101, 1-19-1977; Ord. 4302, 12-17-1990; Ord. 4519, 5-15-1995; Ord. 4851, 8-7-2000;
Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 5100, 11-1-2004; Ord. 5355, 2-25-2008; Ord. 5357,
2-25-2008; Ord. 5437, 12-8-2008; Ord. 5571, 11-15-2010; Ord. 5759, 6-22-2015; Ord. 5804, 5-23-2016; Ord. 6029,
10-18-2021)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 57/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS:
A. GENERAL:
Approval of projects in the zones is contingent upon the determination that the proposed developments are
consistent with the purpose of the zone and the purpose and intent of the land use designations and guiding policies
of the Comprehensive Plan.
The Comprehensive Plan Land Use Element policies for each corresponding zone classification and all the Elements
of the Comprehensive Plan shall be used together with the purpose statements for each zone and map designation set
forth in the following sections to guide interpretation and application of land use regulations within the zones and
designations and any changes to the range of permitted uses within each zone through amendments to the code.
(Ord. 5676, 12-3-2012)
B. RESOURCE CONSERVATION ZONE (RC):
The Resource Conservation Zone (RC) is established to provide a very low-density residential zone that endeavors
to provide some residential use of lands characterized by extensive critical areas or lands with agricultural uses. It is
intended to implement the Low Density Residential Comprehensive Plan designation. This zone promotes uses that
are compatible with the functions and values of designated critical areas and allows for continued production of food
and agricultural products. No minimum density is required.
The Resource Conservation Zone is also intended to provide separation between areas of more intense urban uses
and critical lands or agricultural uses; encourage or preserve very low -density residential uses; reduce the intensity
of uses in accordance with the extent of environmentally sensitive areas such as floodplains, wetlands and streams,
aquifers, wildlife habitat, steep slopes, and other geologically hazardous areas; allow for small -scale farming to
commence or continue; and provide viable uses within urban separators. (Ord. 5759, 6 -22-2015)
C. RESIDENTIAL-1 (R-1):
The Residential-1 Zone (R-1) is established to provide and protect suitable environments for residential
development of lands characterized by pervasive critical areas where limited residential development will not
compromise critical areas. It is intended to implement the Low Density Residential Comprehensive Plan
designation. The zone provides for suburban estate single family and clustered single family residential dwellings, at
a maximum density of one dwelling unit per net acre, and allows for small scale farming associated with residential
use. Density bonus provisions, of up to eighteen (18) dwelling units per acre, are intended to allow assisted living to
develop with higher densities within the zone. It is further intended to protect critical areas, provide separation
between neighboring jurisdictions through designation of urban separators as adopted by the Countywide Policies,
and prohibit the development of incompatible uses that may be detrimental to the residential or natural environment.
(Ord. 5590, 2-28-2011; Ord. 5759, 6-22-2015)
D. RESIDENTIAL-4 (R-4):
The Residential-4 Zone (R-4) is established to promote urban single family residential neighborhoods serviceable by
urban utilities and containing open space amenities. It is intended to implement the Residential Low Density
Comprehensive Plan designation. The Residential-4 (R-4) allows a maximum density of four (4) dwelling units per
net acre. The R-4 designation serves as a transition between rural designation zones and higher density residential
zones. It is intended as an intermediate lower density residential zone. (Ord. 5355, 2 -25-2008; Ord. 5759,
6-22-2015; Ord. 5842, 6-12-2017)
E. RESIDENTIAL-6 (R-6):
The Residential-6 Zone (R-6) is established for single family dwellings and is intended to implement the Residential
Medium Density Comprehensive Plan designation. The R-6 zone allows a range of three (3) to six (6) dwelling units
per net acre. Development in the R-6 zone is intended to be single family residential at moderate density. (Ord.
5744, 1-12-2015; Ord. 5759, 6-22-2015)
F. RESIDENTIAL-8 (R-8):
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 58/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
The Residential-8 Zone (R-8) is established for single family residential dwellings allowing a range of four (4) to
eight (8) dwelling units per net acre. It is intended to implement the Residential Medium Density Comprehensive
Plan designation. Development in the R-8 Zone is intended to create opportunities for new single family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family
neighborhoods. It is intended to accommodate uses that are compatible with and support a high -quality residential
environment and add to a sense of community. (Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015)
G. RESIDENTIAL MANUFACTURED HOME PARK (RMH):
The Residential Manufactured Home Park Zone (RMH) is established to promote development that is single family
in character and developed to offer a choice in land tenancy. Standards provide for safe and high -quality
manufactured home neighborhoods. It is intended to implement the Residential Low Density Comprehensive Plan
designation. The RMH Zone is intended to protect established manufactured home parks and to expand the variety
of affordable housing types available within the City. (Ord. 5332, 12 -10-2007; Ord. 5744, 1-12-2015; Ord. 5759,
6-22-2015)
H. RESIDENTIAL-10 (R-10):
The Residential-10 Zone (R-10) is established for high-density residential development that will provide a mix of
residential styles including small lot detached dwellings or attached dwellings such as townhouses and small -scale
flats. Development promoted in the zone is intended to increase opportunities for detached dwellings as a percent of
the housing stock, as well as allow some small-scale attached housing choices and to create high-quality infill
development that increases density while maintaining the single family character of the existing neighborhood.
Allowable base densities range from five (5) to ten (10) dwelling units per net acre. The zone serves as a transition
to higher density multi-family zones. (Ord. 5286, 5-14-2007; Ord. 5520, 12-14-2009; Ord. 5744, 1-12-2015; Ord.
5759, 6-22-2015)
I. RESIDENTIAL-14 (R-14):
The purpose of the Residential-14 Zone (R-14) is to encourage development, and redevelopment, of residential
neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine
characteristics of both typical single family and small-scale multi-family developments. Densities range from seven
(7) to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre.
Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone
are compatible with one another and can be integrated together into a quality neighborhood. Project features are
encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood
and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose
of the designation. (Ord. 5286, 5-14-2007; Ord. 5520, 12-14-2009; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015)
J. RESIDENTIAL MULTI-FAMILY (RMF):
The Residential Multi-Family (RMF) Zone provides suitable environments for multi -family dwellings. It is further
intended to conditionally allow uses that are compatible with and support a multi-family environment. The RMF
allows for the development of both infill parcels in existing multi -family districts with compatible projects and other
multi-family development. Densities range from ten (10) to twenty (20) du/acre with opportunities for bonuses up to
twenty-five (25) dwelling units per net acre. (Amd. Ord. 4971, 6 -10-2002; Ord. 5286, 5-14-2007; Ord. 5573,
11-15-2010; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5984, 10-26-2020)
K. COMMERCIAL NEIGHBORHOOD ZONE (CN):
The purpose of the Commercial Neighborhood Zone (CN) is to provide for small -scale convenience
retail/commercial areas offering incidental retail and service needs for the surrounding area. Uses serving a larger
area may be appropriate if they also serve the residents of the immediate area and are compatible with the scale and
character of the neighborhood. This designation is the smallest and least intensive of the City’s commercial zones.
(Ord. 5676, 12-3-2012; Ord. 5744, 1-12-2015)
L. CENTER VILLAGE ZONE (CV):
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 59/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Purpose: The purpose of the Center Village Zone (CV) is to provide an opportunity for concentrated mixed -use
residential and commercial redevelopment designed to urban rather than suburban development standards that
supports transit-oriented development and pedestrian activity. Use allowances promote commercial and retail
development opportunities for residents to shop locally. Uses and standards allow complementary, high -density
residential development, and discourage garden-style, multi-family development.
2. Scale and Character: The Center Village Zone (CV) is intended to provide suitable environments for
district-scaled retail and commercial development serving more than one neighborhood, but not providing City -wide
services. (Ord. 5286, 5-14-2007; Ord. 5744, 1-12-2015)
M. COMMERCIAL ARTERIAL ZONE (CA):
The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to
business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot
design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a
wide variety of retail sales, services, and other commercial activities along high -volume traffic corridors. Residential
uses may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. (Ord. 5191, 12-12-2005; Ord. 5355, 2-25-2008; Ord. 5437, 12-8-2008; Ord. 5744, 1-12-2015)
N. CENTER DOWNTOWN (CD):
The purpose of the Center Downtown Zone (CD) is to provide a mixed-use urban commercial center serving a
regional market as well as high-density residential development. Uses include a wide variety of retail sales, services,
multi-family residential dwellings, and recreation and entertainment uses. (Ord. 5744, 1-12-2015)
O. COMMERCIAL OFFICE ZONE (CO):
The Commercial Office Zone (CO) is established to provide areas appropriate for professional, administrative, and
business offices and related uses, offering high-quality and amenity work environments. In addition, a mix of limited
retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions.
Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are
medical institutions and related uses. (Ord. 5355, 2 -25-2008; Ord. 5744, 1-12-2015)
P. COMMERCIAL OFFICE RESIDENTIAL ZONE (COR):
The purpose of the Commercial Office Residential Zone (COR) is to provide for a mix of intensive office, hotel,
convention center, and residential activity in a high-quality, master-planned development that is integrated with the
natural environment. Commercial retail and service uses that are architecturally and functionally integrated are
permitted. Also, commercial uses that provide high economic value may be allowed if designed with the scale and
intensity envisioned for the COR Zone. The scale and location of these sites will typically denote a gateway into the
City and should be designed accordingly. (Amd. Ord. 5001, 2 -10-2003; Ord. 5369, 4-14-2008; Ord. 5744,
1-12-2015; Ord. 5759, 6-22-2015)
Q. LIGHT INDUSTRIAL ZONE (IL):
The purpose of the Light Industrial Zone (IL) is to provide areas for low -intensity manufacturing, industrial services,
distribution, storage, and technical schools. Uses allowed in this zone are generally contained within buildings.
Material and/or equipment used in production are not stored outside. Activities in this zone do not generate external
emissions such as smoke, odor, noise, vibrations, or other nuisances outside the building. Compatible uses that
directly serve the needs of other uses in the zone are also allowed. (Ord. 5744, 1 -12-2015)
R. MEDIUM INDUSTRIAL ZONE (IM):
The purpose of the Medium Industrial Zone (IM) is to provide areas for medium -intensity industrial activities
involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor
storage and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely contained
on site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed
zone-wide. (Ord. 5650, 12-12-2011; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 6077, 8-8-2022)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 60/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
S. HEAVY INDUSTRIAL ZONE (IH):
The purpose of the Heavy Industrial Zone (IH) is to provide areas for high -intensity industrial activities involving
heavy fabrication, processing of raw materials, bulk handling and storage, construction, and heavy transportation.
Uses in this zone may require large outdoor areas in which to conduct operations. Environmental impacts may be
produced that affect off-site areas, requiring isolation of the industrial activity from more sensitive land uses.
Compatible uses that directly serve the needs of other uses permitted within the district are also allowed. (Ord. 5355,
2-25-2008; Ord. 5744, 1-12-2015)
T. URBAN CENTER-1 (UC-1):
The Urban Center-1 Zone (UC-1) is established to provide an area for pedestrian -scale urban mixed-use
development that supports the residential and employment goals of Renton’s Urban Center. The UC -1 Zone is
intended to attract a wide range of office, technology, commercial, and residential uses. The overall mix and
intensity of uses within both zones will develop over time. Consequently, decisions made in early phases of
redevelopment will need to take into consideration the potential for further infill and intensification of uses. The
overall mix and intensity of uses is intended to create an urban rather than suburban character. The form of
development is expected to use urban development standards and therefore, setbacks, heights, landscaping, parking,
and design standards are to be urban in scale and configured in a layout utilizing the street system to create a
human-scale, pedestrian-oriented new center. Uses that support urban center development are allowed. Development
is expected to include amenities such as gateways, water access, and open space. High -quality development is
anticipated, encompassing a mix of residential neighborhoods, shopping, and employment districts and public
facilities. (Ord. 6029, 10-18-2021)
U. URBAN CENTER-2 (UC-2):
The Urban Center-2 Zone (UC-2) is established to provide a similar built environment as UC-1 and also supports the
residential and employment goals of Renton’s Urban Center, but to a lesser degree than UC -1 due to differing
characteristics of the geography, which limit the scale of commercial enterprise. The overall mix and intensity of
uses is intended to create an urban rather than suburban character. The form of development is expected to use urban
development standards and therefore setbacks, heights, landscaping, parking, and design standards are to be urban in
scale and configured in a layout utilizing the street system to create a human -scale, pedestrian-oriented new center.
Uses that support urban center development are allowed. Development is expected to include amenities such as
gateways, water access, and open space. High-quality development is anticipated, encompassing a mix of residential
neighborhoods, shopping, employment districts, and public facilities. The designation is also intended to allow
continuation of airplane manufacturing and accessory airplane manufacturing uses, as land area formerly occupied
by those uses is transformed to combinations of retail, service, office, residential, and civic uses. (Ord. 3722,
4-25-1983; Ord. 4404, 6-7-1993; Ord. 4473, 9-12-1994; Ord. 4502, 3-13-1995; Ord. 4523, 6-5-1995; Ord. 4537,
6-19-1995; Ord. 4614, 6-17-1996; Ord. 4631, 9-9-1996; Ord. 4649, 1-6-1997; Ord. 4773, 3-22-1999; Ord. 4802,
10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5027, 11-24-2003; Ord. 5100, 11-1-2004; Ord. 5450, 3-2-2009; Ord.
5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 6029, 10-18-2021)
4-2-030 ZONING MAP INTERPRETATION:
A. BOUNDARIES:
The district boundaries are, unless otherwise indicated, the centerlines of streets, centerlines of alleys or lot lines as
shown on the maps.
B. DIFFERENCES IN STREET LAYOUT:
Where the street layout actually on the ground varies from that shown on the Zoning District Maps, the designations
shown on the maps shall be applied to the street as actually laid out so as to carry out the intent and purpose of the
zoning plan of that district.
C. CONFLICT BETWEEN ZONING MAP AND CHAPTER TEXT:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 61/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
If any conflict exists between the Zoning District Map and the text of this Chapter, the text of the Chapter shall
prevail.
D. CONFLICT BETWEEN ZONING MAP AND REZONE ORDINANCE:
If any conflict exists between the adopted Zoning Map of the City, as depicted by the zoning layer shown on the
City of Renton’s COR Maps, and the text of any rezone ordinance for any particular parcel of property, the text of
the rezone ordinance shall prevail. Once any conflict is shown to exist, the Zoning Map of the City shall be updated
to be consistent with the text of the rezone ordinance. (Ord. 5450, 3 -2-2009)
E. DETERMINATION AUTHORITY WHERE A CONFLICT BETWEEN THE ZONING MAP AND REZONE
ORDINANCE IS UNCLEAR:
If any conflict is shown to exist that cannot be resolved by comparing the adopted Zoning Map, as depicted by the
zoning layer shown on the City of Renton’s COR Maps, to the text of any rezone ordinance, the Administrator shall
determine the source of the conflict and make a recommendation for action by the Council after the Planning
Commission holds a public hearing regarding the conflict. Notification of the public hearing will be sent by regular
mail to the property owner(s) of the subject property and all other property owners within three hundred feet (300')
of the subject property.
F. DESIGNATION OF SPECIAL ZONING CATEGORIES AND TIME LIMITATIONS:
Properties having a zoning category subject to a time limitation, such as a Planned Urban Development approval or
reversionary zoning, and those properties under contract rezone shall be specially designated on the Zoning Map to
indicate their special nature and give notice to the public that further inquiry into their zoning status is necessary.
(Ord. 5153, 9-26-2005)
G. ZONING MAP UPDATES:
The Zoning Map of the City of Renton shall be updated at the time of zoning changes or official annexations or as
necessary to resolve conflicts. When a zoning change or annexation ordinance is adopted, the Zoning Map shall be
updated to coincide with the effective date of the ordinance. (Ord. 5450, 3 -2-2009)
(Ord. 1472, 12-18-1953; Ord. 3101, 1-17-1977; Ord. 4302, 12-17-1990; Amd. Ord. 4963, 5-13-2002; Ord. 6024,
9-13-2021)
4-2-040 ZONING REGULATION INTERPRETATION:
A. WIRELESS COMMUNICATION FACILITIES:
1. Entire Lot Considered: For purposes of determining whether the installation of a tower or antenna complies
with zoning development regulations, including but not limited to setback requirements, lot coverage requirements
and other such requirements, the dimensions of the entire lot shall control, even though antennas or towers may be
located on leased parcels within such lots.
2. Installation Not Considered an Expansion of Nonconformity: Towers constructed and antennas installed in
accordance with the provisions of this Chapter shall not be deemed to constitute the expansion of a nonconforming
use or structure. A different existing use of an existing structure on the same lot shall not preclude the installation of
an antenna or tower on such lot.
(Ord. 4689, 11-24-1997; Amd. Ord. 4963, 5-13-2002)
4-2-050 PERMITTED LAND USES ESTABLISHED:
A. CATEGORIES OF USES ESTABLISHED:
This Section establishes permitted, conditional, accessory and prohibited uses, by zone, for all properties within the
Renton City Limits. All uses in a given zone are one of six (6) types:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 62/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
PERMITTED USES: Land uses allowed outright within a zone as a principal use. Permitted uses are distinct from
other uses listed separately in RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations and/or as
defined.
CONDITIONAL USES (ADMINISTRATIVE): Land uses which may be permitted as a principal use within a
zoning district following review by the Administrator to establish conditions mitigating impacts of the use and to
assure compatibility with other uses in the district.
CONDITIONAL USES (HEARING EXAMINER): Land uses with special characteristics that may not generally
be appropriate within a zoning district, but may be permitted as a principal use subject to review by the Hearing
Examiner to establish conditions to protect public health, safety and welfare.
ACCESSORY USES: Uses customarily incidental and subordinate to a principal use and located within the same
structure as the principal use or otherwise upon the same site occupied by a principal use. Some accessory uses are
specifically listed, particularly where a use is only allowed in an accessory form, whereas other accessory uses are
determined by the Administrator on a case-by-case basis per RMC 4-2-050C4 and C6, Accessory Use
Interpretations and Unclassified Uses.
PROHIBITED USES: Any use which is not specifically enumerated or interpreted by the City as allowable in that
district. Any use not specifically listed as a permitted, conditional, or accessory use is prohibited, except those uses
determined to be unclassified and permitted by the Administrator pursuant to RMC 4 -2-050C6. Any prohibited use
is illegal and is a misdemeanor punishable under RMC 1-3-1, Penalties.
UNCLASSIFIED USE: A use which does not appear in a list of permitted, conditionally permitted, or accessory
uses, but which is interpreted by the Administrator as similar to a listed permitted, conditionally permitted or
accessory use, and not otherwise prohibited, pursuant to RMC 4-2-050C6, Unclassified Uses. (Ord. 5159,
10-17-2005; Ord. 5356, 2-25-2008)
B. ZONING USE TABLES ESTABLISHED:
The following tables establish whether a specific use is permitted in a zoning district and whether the use is allowed
as “permitted,” “conditional,” or “accessory” use. The zone is located on the horizontal row and the specific use is
located on the vertical column of these tables.
C. INTERPRETATION OF ZONING USE TABLES:
1. Legend: The following letters have the following meanings when they appear in the box at the intersection of the
column and the row:
P Permitted Use
AD Conditional Use – Administrative
H Conditional Use – Hearing Examiner
AC Accessory Use
2. Other Requirements Applicable: The above uses are subject to the review procedures specified in chapter 4 -9
RMC, Permits – Specific, the development standards of chapters 4 -3, Environmental Regulations and Overlay
Districts, 4-4, City-Wide Property Development Standards, and 4-6, Street and Utility Standards, and may be subject
to additional conditions as noted in subsection C3 of this Section. The Aquifer Protection Regulations of RMC
4-3-050, Critical Areas Regulations, further restrict usage of those properties located within the Aquifer Protection
Area Boundary shown in RMC 4-3-050Q, Maps.
3. Additional Use-Related Conditions: If a number also appears at the intersection of the column and the row, the
use is also subject to the additional requirements as listed immediately following the use table in RMC 4 -2-080,
Conditions Associated with Zoning Use Tables. All applicable requirements shall govern a use whether specifically
identified in this Chapter or not.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 63/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Accessory Use Interpretations: The Administrator shall determine if an unclassified use or a classified use, even
if not specifically listed as accessory (AC), is permitted as an accessory use in a zone. Upon written application by
an applicant, an administrative interpretation shall be made by the Administrator to determine if a proposed use is
allowed as an accessory use utilizing the rules of interpretation in subsection C4a of this Section. If the applicant
does not concur with the interpretation of whether a use is accessory or with the permit type applied to a use, appeal
may be made pursuant to RMC 4-8-110, Appeals. Interpretations made by the Administrator shall be documented,
and updates to Title 4, when consistent with the title format and level of detail, shall incorporate “accessory use”
interpretations upon approval by the legislative authority.
a. Rules of Interpretation for Accessory Uses: To determine whether a use is permitted as accessory, the
Administrator shall utilize the following rules of interpretation:
i. If a use is allowed or conditionally allowed in a zone as a “permitted” use, accessory uses associated
with the primary use that are determined to be incidental, necessary and commonly found with the
permitted use may be allowed with the same permit type as the primary use, unless specifically stated
otherwise.
ii. If a use is permitted or conditionally permitted as a primary use, subject to location restrictions, the
listed use, even as an accessory use, is also subject to the same location restrictions as the primary use,
unless specifically stated otherwise. For example, if a use is restricted to a location within the Employment
Area (EA) land use designation, then the accessory form of the use is only permitted in the EA, unless
specifically stated otherwise.
iii. Required parking, required site utilities/facilities, and other development standards required in order to
establish or operate a use on a site according to the RMC are considered accessory.
5. Prohibited Uses: If no symbol appears in the box at the intersection of the column and the row, the use is
prohibited in that district unless otherwise determined by the Administrator, pursuant to subsection C6 of this
Section, Unclassified Uses, or subsection C4, Accessory Use Interpretations.
6. Unclassified Uses: Upon written application by an applicant, an administrative interpretation shall be made by
the Administrator to determine if a proposed use, not specifically listed, is allowed utilizing the criteria in subsection
C6a of this Section. Should interpretation be made that a proposed, unlisted use not be allowed in a specific zoning
district, the Administrator shall indicate which zones, if any, do permit the use subject to locational restrictions and
development standards. If the Administrator’s interpretation indicates that an unlisted use is not consistent with the
permitted, conditional or accessory uses in any district, or if a party does not concur with the permit type applied to a
use, appeal may be made to the City’s Hearing Examiner pursuant to RMC 4 -8-110, Appeals. Interpretations made
by the Administrator shall be documented, and Title 4 shall be updated to respond to “unclassified use”
interpretations made by the Administrator.
a. Criteria for Unclassified Uses: In order to make a determination that an unclassified use is permitted,
conditionally permitted or accessory, the Administrator must find that the use is:
i. In keeping with the purpose and intent of the zone, and consistent with the Renton Comprehensive Plan
policies and other adopted plans as may be applicable; and
ii. Similar to, and no more intense than, a specifically listed permitted, conditional or accessory use; and
iii. Consistent with subsection C4 of this Section, if determined to be permissible as an accessory use.
7. Use Table Conflicts: In the event of a conflict between RMC 4-2-060, the Master Zoning Use Table and any
other individual zoning use tables, RMC 4-2-070A through 4-2-070S, the provisions of RMC 4-2-060 shall have
priority.
8. Existing Legal Nonconforming Uses: Where the term “existing” follows a listed use type within the table(s)
(e.g., horticulture nurseries, existing), then those who can document that their nonconforming uses were legal at the
time the nonconforming uses were established will be permitted to continue those nonconforming uses and given all
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 64/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
the rights of other permitted uses within the district. In addition, these uses may be rebuilt “as is, where is” should
they suffer damage. These uses may be remodeled without limitation on value and may be enlarged subject to
current code requirements (e.g., height limits, lot coverage, density limits, setbacks, parking, etc.), unless otherwise
specifically conditioned in RMC 4-2-080.
(Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995, 2-12-1996; Ord. 4587, 3-18-1996; Ord. 4595, 4-8-1996; Ord. 4851,
8-7-2000; Ord. 4782, 5-24-1999; Ord. 4963, 5-13-2002; Ord. 5647, 12-12-2011; Ord. 5759, 6-22-2015; Ord. 5996,
12-14-2020; Ord. 6019, 6-14-2021; Ord. 6026, 9-20-2021)
4-2-060 Zoning Use Table – Uses Allowed in Zoning Designations:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 65/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2
A. AGRICULTURE AND NATURAL RESOURCES
Agriculture P35 P35
Home agriculture AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35
Natural resource extraction/recovery H H H H H H H H H H H H H H H H H H
Research – Scientific (small scale) P P P P P P P P P P P P P P P P P P P P
B. ANIMALS AND RELATED USES
Beekeeping AC AC AC AC AC AC AC AC AC
Kennels AD P37 P37 P37 AD AD AD AD AD
Stables, commercial AD AD
Pet day care P37 P37 P37 AD AD AD AD AD AD AD82 AD82
Veterinary offices/clinics P AD42 P P P P112 P P P29 P P82 P82
C. RESIDENTIAL
Detached dwelling P P P P P P P
Attached dwellings – Flats P P P P6 P6 P6 P6 P16 P6 P6 P6
Attached dwellings – Garden style apartments P P6
Attached dwellings – Townhouses P P P13 P6 P6 P6
Attached dwellings – Carriage houses P P P13 P6 P6
Manufactured Homes
Manufactured homes P50 P50 P50 P50 P50 P P50 P50
D. OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS
Accessory dwelling unit AC7 AC7 AC7 AC7 AC7 AC7 AC7
Adult family home P P P P P P P P P P P3
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 66/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2
Assisted living AD AD P P P P3 P40 P P96 P96
Caretaker’s residence AC AC AC AC AC AC AC AC
Congregate residence AD P P3
Group homes I AD H3
Group homes II for 6 or less AD P P P P P P P P P P3 P
Group homes II for 7 or more H H H H H H H H P H H3 AD
Home occupations (RMC 4-9-090) AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC
Live-work unit AD AD AD
E. SCHOOLS
K-12 educational institution (public or
private)
H9 H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 H9 H9 H9 H9 H87 H87
Other higher education institution P29 P29 P29 P P P P21 AD87 AD87
Schools/studios, arts and crafts P P29 P29 P P P P
Trade or vocational school P P H H H77 H77
F. PARKS
Parks, neighborhood P P P P P P P P P P P P P P P P P P P P
Parks, regional/community, existing P P P P P P P P P P P P P P P P P P P P
Parks, regional/community, new AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P P
G. OTHER COMMUNITY AND PUBLIC FACILITIES
Cemetery H H H H H H H H H H H H H H H H
Religious institutions H H H H H H H H H H H H H H H H H H H H
Social service organizations H H H H H H H H H H12 H21 H82 H82
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 67/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2
Private club, fraternal organizations H H H H H H H H H H H H H H H H12 H21 H82 H82
City government offices AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD AD AD
City government facilities H H H H H H H H H H H H H H H H H H H H
Community health engagement location
(CHEL)
Jails, existing municipal P
Diversion facility H71 H71
Secure community transition facilities H71 H71
Other government facilities H H H H H H H H H H H H H H
Other government maintenance facilities H H
Other government offices AD42 P P P AD P112 P P P P P92 P92
Homeless services use H H H H H H H H H H H
COVID-19 deintensification shelter P101 P101 P101 P101 P101 P101
Permanent supportive housing H H H H H H H H H H H H H H H H H89 H H H
Transitional housing88 H H H H H H H H H H H H H H H H H89 H H H
H. OFFICE AND CONFERENCE
Conference centers P P P H P P P P21 P18 P18
Medical and dental offices AD42 P P P AD P112 P P P P P92 P92
Offices, general AD42 P P P AD P112 P P P P P92 P92
I. RETAIL
Adult retail use (RMC 4-3-010) P P P P P P P12
Wholesale retail P P P P29 P79 P79
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 68/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2
Drive-in/drive-through, retail AC80 AC80 AC80 AC80 AC61 AC80 AC61 AC82 AC82
Eating and drinking establishments P1 P1 P1 P1 P1 P1 P1 AD33 P P P P22 P P P P12 P82 P82 P82
Fast food restaurants P29 P61 P P61 P82 P82
Horticultural nurseries, existing AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Horticultural nurseries, new AD AD29
Marijuana retail (RMC 4-1-250) AD P AD P21 P82 P82
Mobile food vending P10 P10 P10 P10 P10 P10 P10 P10 P10 P23 P23 P23 P10 P23 P23 P23 P23 P10 P10 P10
Retail sales AD33 AD AC AC AC P22 P P P P54 P21 P82 P82
Retail sales, outdoor P15 P30 P30 P30 P15 P15 P15 P15 P15
Taverns AD P20 AD P21 P82 P82
Vehicle sales, large P29 P29 P29 P29
Vehicle sales, small P P P P68
J. ENTERTAINMENT AND RECREATION
Entertainment
Adult entertainment business (RMC 4-3-010) P P P P P P12
Card room P52 P52 P52 P52
Cultural facilities H H H H H H H H H AD AD AD AD AD AD AD AD AD AD AD
Dance clubs P29 P29 P29 AD P20 AD P29 AD
Dance halls P29 P29 P29 AD P20 AD P29 AD
Gaming/gambling facilities, not-for-profit H29 H29 H29 H20 H29
Movie theaters P29 P29 P29 AD P20 P P12 P82 P82
Smoking lounge
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 69/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2
Sports arenas, auditoriums, exhibition halls,
indoor
AD29 AD29 AD29 P20 P AD29 H18 H18
Sports arenas, auditoriums, exhibition halls,
outdoor
AD29 AD29 AD29 AD20 AD29 H18 H18
Recreation
Golf courses (existing) P P P P P P P
Golf courses, new H P H H H H H
Marinas P P21 H H
Recreational facilities, indoor, existing H P33 P29 P29 P29 P P P P54 P21 P82 P82
Recreational facilities, indoor, new H P29 P4 P P P91 P12 P21 P82 P82
Recreational facilities, outdoor P29 P29 P29 H20 H29 H83 H83
K. SERVICES
Services, General
Bed and breakfast house, accessory AD AD AD AD AD AD AD AD AD P
Bed and breakfast house, professional AD AD AD5 AD P
Hotel P29 P29 P29 P P20 P P P P18 P18
Hotel, extended stay P29 P29 P29 P29 P
Motel P29 P29 P29 P P20
Off-site services P29 P29 P29 P29
On-site services AD33 P29 P29 P29 P22 P P P P54 P21 P82 P82
Drive-in/drive-through service AC61 AC61 AC61 AC80 AC61 AC80 AC61 AC61 AC61 AC82 AC82
Vehicle rental, small P P P P20
Vehicle and equipment rental, large P29 P29 P29
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 70/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2
Day Care Services
Adult day care I AC AC AC AC AC AC AC AC AC P P P P P P P P P P100 P100
Adult day care II H H H H H H H P P P P P P P P12 P21 P100 P100
Day care centers H25 H25 H25 H25 H25 H25 H25 P P P P P P P P P21 P100 P100
Family day care AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3 AC AC AC AC
Healthcare Services
Convalescent centers H H H H P AD P3 P40 AD AD96 AD96
Medical institutions H H H H H H H H H29 H29 H H H H P H H H
L. VEHICLE RELATED ACTIVITIES
Car washes P P P AD2 P2
Fuel dealers H59 P
Industrial engine or transmission rebuild P28 P28 P28
Parking garage, structured, commercial or
public
P P P P P20 P3 P P P92 P92
Parking, surface, commercial or public,
existing
P29 P29 P29 P20 P3 AD
Parking, surface, commercial or public, new P29 P29 P29 P20 AD
Park and ride, dedicated P107 P107 P107 P107 P107 P107 P107 P107 P107
Park and ride, shared-use P P P P P P P P P P P107 P109 P107 P P107 P107
Railroad yards P
Taxi stand P AD AD
Tow truck operation/auto impoundment yard P36 H59 P AD36
Transit centers H29 H29 H29 P H20 P H29 P P
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 71/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2
Truck terminals P
Vehicle fueling stations P P P P P P29
Vehicle fueling stations, existing legal P P P AD P P P29
Vehicle service and repair, large AD2 P P
Vehicle service and repair, small P2 P2 P2 AD2 AD2 AD2
Wrecking yard, auto H59 H
Air Transportation Uses
Airplane manufacturing H59 P78 P78
Airplane manufacturing, accessory functions AC P78 P78
Airplane sales and repair P
Airport, municipal P
Airport-related or aviation-related uses AC
Helipads P111 H29 H29 H29 H H H78 H78
Helipads, commercial H H78 H78
M. STORAGE
Bulk storage P29 P29 P29
Hazardous material storage, on site or off site,
including treatment
H24 H24 H24
Fulfillment center AD11 AD11
Outdoor storage, existing P29 P29 P29 P64
Outdoor storage, new P29 P29 P29 P64
Self-service storage AD29 P59 P H17
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 72/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2
Vehicle storage AD29 AD29 AD29
Warehousing AD11 AD11 AD11
Warehousing and distribution AD11 AD11
N. INDUSTRIAL
Industrial, General
Assembly and/or packaging operations P P P P86 P86
Commercial laundries, existing P29 P29 P29 P4
Commercial laundries, new P29 P29 P29
Construction/contractor’s office P P P
Craft distilleries with tasting rooms, small
wineries, and micro-breweries
P P P P P P P P
Industrial, heavy P14
Laboratories: light manufacturing P29 P29 P29 AD P20 P3 AD54 P86 P86
Laboratories: research, development and
testing
P28 P P H P20 AD3 AD H P86 P86
Manufacturing and fabrication, heavy H59 P67
Manufacturing and fabrication, medium P67 P67
Manufacturing and fabrication, light P P P AD29 P P
Solid Waste/Recycling
Recycling collection and processing center P28 P28 P28 P29
Recycling collection station P P P P P P P P P
Sewage disposal and treatment plants H59 H
Waste recycling and transfer facilities H59 P
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 73/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2
O. UTILITIES
Battery energy storage system facility
Communication broadcast and relay towers H H H H H H H H H H29 H29 H29 H H H H H H
Electrical power generation and cogeneration H H66 H66 H66 H66 H66 H66 H66 H66 H66
Utilities, small P5 P5 P5 P5 P5 P5 P5 P5 P5 P P P P P P P P P P P
Utilities, medium AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD AD AD AD AD AD AD AD AD AD AD
Utilities, large H5 H5 H5 H5 H5 H5 H5 H5 H5 H H H H H H H H H H H
Solar energy system, ground-mounted,
small-scale
AC AC AC AC AC AC AC AC AC
P. WIRELESS COMMUNICATION FACILITIES
Amateur radio antenna AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8
Camouflaged WCF AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Concealed WCF AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Major alterations to existing WCF structures AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Minor alterations to existing WCF structures P P P P P P P P P P P P P P P P P P P P
Monopole I support structures H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47
Monopole II support structures H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47
Small cells complying with a preferred
concealment technique
P P P P P P P P P P P P P P P P P P P P
Small cells submitting a concealment element
plan
AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Stealth tower AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Q. GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 74/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF IL IM IH CN CV CA CD CO COR UC-1 UC-2
defined in chapter 4-11 RMC, where not
otherwise listed in Use Table
Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use
P=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use #=Condition(s)
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Renton Automall Improvement District; RMC 4-3-050, Critical Areas Regulations;
RMC 4-3-090, Shoreline Master Program Regulations
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 75/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(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. 4857, 8-21-2000; Ord. 4915,
8-27-2001; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord.
4999, 1-13-2003; Ord. 5001, 2-10-2003; Ord. 5018, 9-22-2003; Ord. 5027, 11-24-2003; Ord. 5080, 6-14-2004; Ord.
5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5190, 12-12-2005; Ord. 5191, 12-12-2005; Ord. 5201, 4-17-2006; 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.
5381, 5-12-2008; Ord. 5387, 6-9-2008; Ord. 5392, 6-23-2008; Ord. 5403, 7-21-2008; Ord. 5407, 9-15-2008; Ord.
5437, 12-8-2008; Ord. 5439, 12-8-2008; Ord. 5450, 3-2-2009; Ord. 5466, 7-13-2009; Ord. 5469, 7-13-2009; Ord.
5473, 7-13-2009; Ord. 5519, 12-14-2009; Ord. 5520, 12-14-2009; Ord. 5522, 12-14-2009; Ord. 5577, 11-15-2010;
Ord. 5578, 11-15-2010; Ord. 5589, 2-28-2011; Ord. 5639, 12-12-2011; Ord. 5640, 12-12-2011; Ord. 5647,
12-12-2011; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5702, 12-9-2013; Ord. 5707, 3-24-2014; Ord. 5744,
1-12-2015; Ord. 5746, 1-12-2015; Ord. 5759 (Att. A), 6-22-2015; Ord. 5790 (Att. A), 4-25-2016; Ord. 5798,
4-25-2016; Ord. 5837 (Atts. A, B), 6-12-2017; Ord. 5839 (Atts. A, B, C), 6-12-2017; Ord. 5867 (Att. A),
12-11-2017; Ord. 5872 (Att. A), 12-11-2017; Ord. 5876 (Att. A), 1-22-2018; Ord. 5899 (Att. A), 11-19-2018; Ord.
5908 (Atts. A, B), 12-10-2018; Ord. 5910 (Att. A), 12-10-2018; Ord. 5917 (Att. A), 12-10-2018; Ord. 5926 (Att. A),
5-6-2019; Ord. 5960 (Att. A), 12-9-2019, Ord. 5963 (Att. A), 3-2-2020; Ord. 5996 (Att. A), 12-14-2020; Ord. 5998
(Att. A), 12-14-2020; Ord. 5999 (Att. A), 12-14-2020; Ord. 6000 (Att. A), 12-14-2020; Ord. 6004 (Att. A),
12-14-2020; Ord. 6019, 6-14-2021; Ord. 6026 (Att. A), 9-20-21; Ord. 6029, 10-18-2021; Ord. 6077 (Att. A),
8-8-2022; Ord. 6081 (Att. A), 10-10-2022; Ord. 6082 (Att. B), 10-10-2022; Ord. 6089 (Att. A), 12-12-2022; Ord.
6095 (Att. A), 11-28-2022; Ord. 6100 (Att. A), 12-5-2022; Ord. 6119 (Att. A), 10-2-2023)
4-2-070 (Reserved)
(Ord. 5387, 6-9-2008)
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,
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 76/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 77/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 78/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 79/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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;
(c) Scheduled service for late night/early mornings; and
(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)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 80/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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. Reserved.
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.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 81/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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. Reserved.
27. Reserved.
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)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 82/953
The Renton Municipal Code is current through Ordinance 6120, passed October 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. Reserved.
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. Reserved.
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.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 83/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 84/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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.
81. Reserved.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 85/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 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.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 86/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
87. Specified use(s) are not allowed within one thousand feet (1,000') of the centerline of
Renton Municipal Airport runway.
88. Transitional housing, as defined under Chapter 84.36 RCW, is subject to the density
and dimensional standards of the corresponding zone or to no more than one hundred (100)
dwelling units, whichever is less. The cap of one hundred (100) may be increased to one
hundred fifteen (115) dwelling units if there is a written agreement with the City to designate
at least fifteen percent (15%) of the dwelling units to those currently experiencing
homelessness in the City.
89. Minimum net residential density and structured parking requirements in RMC
4-2-120B, and all requirements in RMC 4-2-080A16 and RMC 4-4-150 shall not apply to
new transitional or permanent supportive housing that is converted from an existing building
originally permitted as a hotel in which the rooms contain both bathrooms and kitchens so that
they may be converted into a number of residential dwelling units that do not exceed the
number of previously approved hotel rooms.
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.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 87/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 88/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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)
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:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 89/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(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:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 90/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 91/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(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)
4-2-090 (Reserved)
4-2-100 ZONING STANDARDS TABLES:
A. STANDARDS ESTABLISHED:
The following tables contain density, dimension standards, and other limitations for the various zones. Additional
development requirements found in these tables not related to zoning will also apply. (Ord. 5984, 10 -26-2020)
B. TABLES:
There are four (4) separate tables dealing with the following general land use categories and zones:
RESIDENTIAL (RC, R-1, R-4, R-6, R-8, R-10, R-14, RMF)
RESIDENTIAL MANUFACTURED HOME PARKS
COMMERCIAL (CN, CV, CA, CD, CO, COR, UC)
INDUSTRIAL (IL, IM, IH)
(Ord. 5518, 12-14-2009; Ord. 5744, 1-12-2015; Ord. 5841, 6-12-2017; Ord. 5984, 10-26-2020)
C. INTERPRETATION OF TABLES:
Development standards are listed under each applicable heading and the zones are listed at the left of each standard.
The table cells contain the minimum and, in some cases, maximum requirements of the zone. The small numbers
(superscript) in a cell indicate additional requirements or detailed information which is not able to fit in the table
format. A blank cell indicates there are no specific requirements. (Ord. 5518, 12-14-2009; Ord. 5984, 10-26-2020)
4-2-110 RESIDENTIAL DEVELOPMENT STANDARDS
4-2-110A DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY
STRUCTURES)
4-2-110B DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (DETACHED
ACCESSORY BUILDINGS)
4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (ACCESSORY
DWELLING UNITS)
4-2-110D DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK
ZONING DESIGNATION
4-2-110E CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR
RESIDENTIAL ZONING DESIGNATIONS
4-2-110F ILLUSTRATIONS
4-2-110G DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (COTTAGE HOUSE
DEVELOPMENT)
4-2-110H (Deleted by Ord. 5518, 12-14-2009)
4-2-110I (Deleted by Ord. 5518, 12-14-2009)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 92/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-2-110A1 DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY
STRUCTURES)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 93/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
RC R-1 R-4 R-6 R-8 R-10 R-14 RMF
Minimum Net Density (per Net
Acre)1, 2, 15
None 3 dwelling units 4 dwelling units 5 dwelling
units30
7 dwelling
units30
10 dwelling units30
Maximum Net Density (per Net
Acre, Except per Net 10 Acres in
RC)2, 14, 15
1 dwelling unit 1 dwelling
unit7, 36
4 dwelling
units
6 dwelling units 8 dwelling
units38
10 dwelling
units29
14 dwelling
units29
20 dwelling units29
Maximum Number of Dwellings
(per Legal Lot)2
1 dwelling
with 1
accessory
dwelling unit
1 dwelling
with 1
accessory
dwelling unit7
1 dwelling with 1 accessory
dwelling unit
1 dwelling with
1 accessory
dwelling unit
Detached dwellings: 1 dwelling
with 1 accessory dwelling unit
Attached dwellings: n/a
Per Maximum Net Density
Minimum Lot Size2, 28, 31 10 acres 1 acre3, 32 9,000 sq. ft.32,
34
7,000 sq. ft.32, 34 5,000 sq. ft.34 Detached
dwellings:
4,000 sq. ft.
Attached
dwellings: n/a
Detached
dwellings: 3,000
sq. ft.
Attached
dwellings: n/a
n/a
Minimum Lot Width31 150 ft. 100 ft.32 70 ft.32 60 ft.32 50 ft. 40 ft. 30 ft. Townhouses: 25 ft.
Other Attached Dwellings: 50 ft.
Minimum Lot Width31 (Corner
Lots)
175 ft. 110 ft. 80 ft. 70 ft. 60 ft. 50 ft. 40 ft. Townhouses: 30 ft.
Other Attached Dwellings: 60 ft.
Minimum Lot Depth31 300 ft. 200 ft.3, 32 100 ft.32 90 ft.32 80 ft. 70 ft. 60 ft. Townhouses: 50 ft.
Other Attached Dwellings: 65 ft.
Minimum Front Yard4, 5, 31 30 ft. 30 ft.6 30 ft.6, 33 25 ft.6 20 ft. except when all vehicle
access is taken from an alley, then
15 ft.39
15 ft.11, except
when all vehicle
access is taken
from an alley,
then 10 ft.39
Townhouses: 15 ft.11, except when all
vehicle access is taken from an alley, then 10
ft.39
Other Attached Dwellings: 20 ft.
Minimum Rear Yard4, 22, 31 35 ft. 30 ft. 25 ft.33 25 ft. 25 ft.39 15 ft.21, 39 10 ft.21, 39 Townhouses: 10 ft.13, 39
Other Attached Dwellings: 15 ft.39
Minimum Side Yard4, 31 25 ft. 15 ft. Combined 20
ft. with not less
than 7.5 ft. on
either side.
Combined 15 ft.
with not less
than 5 ft. on
either side.
5 ft. Detached Units:
4 ft.
Attached Units:
4 ft. for
unattached
side(s), 0 ft. for
the attached
side(s).23
Detached Units:
4 ft.
Attached Units:
4 ft. for
unattached
side(s), 0 ft. for
the attached
side(s).23
5 ft. for unattached side(s), 0 ft. for the
attached side(s).13
Minimum Secondary Front Yard4,
5, 31 (applies to Corner Lots)
30 ft. 30 ft.6 30 ft.6, 33 25 ft.6 15 ft.11 15 ft.11 15 ft.11 Townhouses: 15 ft.11
Other Attached Dwellings: 20 ft.
Maximum Building Coverage
(including Primary and Accessory)
10% 20% 35% 40% 50% 55% 65% Townhouses: 70%
Other Attached Dwellings: 35%
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 94/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
RC R-1 R-4 R-6 R-8 R-10 R-14 RMF
A maximum coverage of 45% may be
allowed through the Hearing Examiner site
development plan review process.
Maximum Impervious Surface
Area
15% 25% 50% 55% 65% 70% 80% 75%
Maximum Number of Stories 3 2 3
Maximum Wall Plate Height8, 9, 10,
12, 18, 19
32 ft. 24 ft. 24 ft., increase
up to 32 ft.
possible subject
to administrative
conditional use
permit approval.
Townhouses: 32 ft.
Other Attached Dwellings: 32 ft., increase up
to 42 ft. possible subject to administrative
conditional use permit approval.
Maximum Number of Units per
Building2
n/a No more than 4
units per
building.
No more than 6
units per
building.
n/a
Minimum Tree Density 2 significant trees per 5,000 sq. ft.
See RMC 4-4-130.
Attached units: 4 significant trees
per 5,000 sq. ft.
See RMC 4-4-130.
n/a
Minimum Freeway Frontage
Setback
10 ft. landscaped setback from the street property line.
Maximum Wireless
Communication Facilities Height
(including Amateur Radio
Antennas)
See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are allowed a maximum height of 6 feet without a Conditional U se Permit. Larger
structures will have a maximum height determined by the Conditional Use Permit process, RMC 4 -9-030, Conditional Use Permits.
Design Standards See RMC 4-2-115, Residential Design and Open Space Standards.
Landscaping See RMC 4-4-070, Landscaping.
Exterior Lighting See RMC 4-4-075, Lighting, Exterior On-Site.
Screening See RMC 4-4-095, Screening and Storage Height/Location Limitations.
Exception for Pre-Existing Legal
Lots
See RMC 4-10-010, Nonconforming Lots.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 95/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 4869, 10-23-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5153,
9-26-2005; Ord. 5306, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5383, 6-2-2008; Ord. 5387, 6-9-2008; Ord. 5401,
7-14-2008; Ord. 5450, 3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5526, 2-1-2010; Ord. 5528,
3-8-2010; Ord. 5529, 3-8-2010; Ord. 5531, 3-8-2010; Ord. 5590, 2-28-2011; Ord. 5649, 12-12-2011; Ord. 5650,
12-12-2011; Ord. 5675, 12-3-2012; Ord. 5702, 12-9-2013; Ord. 5726, 10-20-2014; Ord. 5744, 1-12-2015; Ord. 5759
(Att. C), 6-22-2015; Ord. 5790, 4-25-2016; Ord. 5791 (Att. A), 4-25-2016; Ord. 5798 (Att. A), 4-25-2016; Ord.
5841 (Att. A), 6-12-2017; Ord. 5867 (Att. B), 12-11-2017; Ord. 5899 (Att. B), 11-19-2018; Ord. 5960 (Att. B),
12-9-2019; Ord. 5981 (Att. A), 10-12-2020; Ord. 6048, 12-13-2021; Ord. 6049, 12-13-2021; Ord. 6076 (Att. A),
8-8-2022; Ord. 6091 (Att. A), 11-28-2022)
1 Please see Section 4-2-110E, Conditions Associated With Development Standards Table
For Residential Zoning Designations, for explanation of table footnotes.
4-2-110B DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (DETACHED
ACCESSORY BUILDINGS)
MAXIMUM NUMBER AND SIZE
General
RC, R-1, R-4, R-6, R-8, R-10, R-14 and RMF Accessory structures shall only be allowed on
lots in conjunction with a primary use.
The total floor area of all accessory buildings
shall not be greater than the floor area of the
primary residential uses.
The lot coverage of the primary residential
structure combined with all accessory
buildings shall not exceed the maximum lot
coverage of the Zoning District.17
RC and R-1 2 structures – max. 720 sq. ft. per structure, or
1 structure – max. 1,000 sq. ft.
In addition, 1 barn or stable – max. 2,000 sq.
ft., provided the lot is 5 acres or more.
R-4, R-6, and R-8 2 structures – max. 720 sq. ft. per structure, or
1 structure – max. 1,000 sq. ft.
R-10 and R-14 1 structure per residential unit – max. 400 sq.
ft.; provided, that they are architecturally
consistent with the principal structure.
Except greenhouses, sheds, or other similar
accessory structures – max. 150 sq. ft.
MAXIMUM HEIGHT18, 19
RC 12 ft.
R-1, R-4, R-6, and R-8 12 ft.
Animal husbandry or agricultural related
structures are subject to the maximum wall
plate height of subsection A of this Section,
and associated conditions. Additionally, the
structure shall not be taller than the primary
dwelling.
R-10 and R-14 12 ft.
Agricultural related structures are subject to
the maximum wall plate height of subsection
A of this Section, and associated conditions,
except that the structure shall not be taller than
the primary dwelling.
RMF 25 ft.20, except that the structure shall not be
taller than the primary building(s).
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 96/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Maximum Height for Public Facilities shall be determined through site plan review.
Maximum Height for Wireless Communication Facilities (Including Amateur Radio Antennas)
RC, R-1, R-4, R-6, R-8, R-10, R-14, and RMF See RMC 4-4-140, Wireless Communication
Facilities. Freestanding vertical monopole
amateur radio antennas are allowed a
maximum height of 45 ft. without a
Conditional Use Permit. Taller structures will
have maximum height determined pursuant to
RMC 4-9-030, Conditional Use Permits.
LOCATION
General
RC, R-1, R-4, R-6, R-8, R-10, R-14 and RMF 4 ft. from any residential structure. If sited
closer than 4 ft., the structure shall be
considered to be attached.
R-14 For any lot that abuts an alley, vehicular
access to garages or carports shall be through
the alley. When lots do not abut an alley, all
garages and carports shall be located in the
rear yard or side yard.
MINIMUM SETBACKS
Front Yard and Secondary Front Yard
RC, R-1, R-4, R-6, R-8, R-10, R-14 and RMF Setbacks applied to the primary structure also
apply to accessory structures. Accessory
structures shall not be located between the
primary structure and a street.4
Side Yards for Accessory Buildings
RC and R-1 5 ft., unless located between the rear of the
house and the rear property line, then 0 ft. side
yard is allowed.
R-4, R-6, R-8, R-10, R-14 and RMF 3 ft., unless located between the rear of the
house and the rear property line, then 0 ft. side
yard is allowed.
Rear Yards for Accessory Buildings
RC 5 ft.
R-1, R-4, R-6, R-8, R-10, R-14 and RMF 3 ft., unless located between the rear of the
house and the rear property line, then 0 ft. rear
yard is allowed.
When located within 10 ft. of the rear property
line, at least 25% of the lineal length of the
rear yard shall remain unoccupied from
accessory structures, except when the rear
property line abuts an alley.
Except for garages/carports accessed through
alleys: to ensure adequate vehicular
maneuvering area, garages and carports that
are accessed through alleys shall be set back as
follows:
1. 9 ft. garage doors shall be at least 26 ft.
from the back edge of the alley, or
2. 16 ft. garage doors shall be at least 24 ft.
from the back edge of the alley.
Special Setbacks for Animal Husbandry or Agricultural Related Structures
RC, R-1, R-4, R-6, R-8, R-10, and R-14 Agricultural related structures – 50 ft. from
any property line.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 97/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Stables and other animal husbandry related
structures, see RMC 4-4-010, Animal Keeping
and Beekeeping Standards.
RMF n/a
Clear Vision Area
RC, R-1, R-4, R-6, R-8, R-10, R-14 and RMF In no case shall a structure over 42 in. in
height intrude into the 20 ft. clear vision area
defined in RMC 4-11-030.
CRITICAL AREAS
General
RC, R-1, R-4, R-6, R-8, R-10, and R-14 See RMC 4-3-050, Critical Areas Regulations,
and 4-3-090, Shoreline Master Program
Regulations.
(Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5450,
3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5590, 2-28-2011; Ord. 5675, 12-3-2012; Ord. 5726,
10-20-2014; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5790, 4-25-2016; Ord. 5841, 6-12-2017; Ord. 5917,
12-10-2018; Ord. 5960, 12-9-2019; Ord. 6049, 12-13-2021; Ord. 6090, 11-28-2022)
4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (ACCESSORY
DWELLING UNITS)
MAXIMUM NUMBER AND SIZE
General17
RC, R-1, R-4, R-6, R-8, R-10, and R-14 1 ADU is permitted per legal lot.
Unit size shall be determined by lot size and
the size of the primary structure; the total
gross floor area of the ADU shall not exceed
the size stated in the Maximum Unit Size
section of this table or 75% of the total gross
floor area of the primary structure, whichever
is smaller.41
MAXIMUM UNIT SIZE
Lot Area: Maximum ADU Size40, 41
3,000 sq. ft. or less 600 sq. ft.
3,001 – 4,999 sq. ft. or less 700 sq. ft.
5,000 – 6,999 sq. ft. or less 800 sq. ft.
7,000 – 8,999 sq. ft. or less 900 sq. ft.
Greater than 9,000 sq. ft. 1,000 sq. ft.
MAXIMUM WALL PLATE HEIGHT10, 18, 19, 41
RC, R-1, R-4, R-6, R-8, R-10 and R-14 ADUs are subject to the maximum wall plate
height of RMC 4-2-110A, and associated
conditions and shall not be taller than the
primary structure. Additional ADU height
allowances may be permitted upon application
and approval of a modification pursuant to
RMC 4-9-250.42
LOCATION
General
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 98/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
RC, R-1, R-4, R-6, R-8, R-10 and R-14 ADUs shall be located at least 6 ft. from any
residential structure.
MINIMUM SETBACKS4, 41
Front Yard and Secondary Front Yard
RC, R-1, R-4, R-6, R-8, R-10 and R-14 The ADU shall be set back an additional 5 ft.
parallel to and measured from the front facade
of the primary structure and shall comply with
the setbacks applied to the primary structure,
as identified in RMC 4-2-110A, Development
Standards for Residential Zoning
Designations.
ADUs shall not be permitted between the
primary structure and the street unless
approved in the Conditional Use Permit
process.
Side Yard
RC and R-1 25 ft.
R4, R-6 and R-8 5 ft.
R-10 and R-14 4 ft.
Rear Yard
RC, R-1, R-4, R-6, R-8, R-10 and R-14 5 ft.
When located within 10 ft. of the rear property
line, at least 25% of the lineal length of the
rear yard shall remain unoccupied from
accessory dwellings, except when the rear
property line abuts an alley.
Clear Vision Area
RC, R-1, R-4, R-6, R-8, R-10 and R-14 In no case shall a structure over 42 in. in
height intrude into the 20 ft. clear vision area
defined in RMC 4-11-030.
CRITICAL AREAS
General
RC, R-1, R-4, R-6, R-8, R-10 and R-14 See RMC 4-3-050, Critical Areas Regulations,
and 4-3-090, Shoreline Master Program
Regulations.
(Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5450,
3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5590, 2-28-2011; Ord. 5675, 12-3-2012; Ord. 5726,
10-20-2014; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5790, 4-25-2016; Ord. 5841, 6-12-2017; Ord. 5917,
12-10-2018; Ord. 5960 (Att. C), 12-9-2019; Ord. 6002, 12-14-2020; Ord. 6091, 11-28-2022)
4-2-110D
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 99/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION
NEW PARK
Development or Redevelopment
INDIVIDUAL MANUFACTURED HOME
SPACES
Primary and Attached Accessory Structures DETACHED ACCESSORY STRUCTURES5
PARK AREA AND DENSITY1 (Net Density in Dwelling Units Per Net Acre)
Minimum Park Site Area 2 net acres.2 NA NA
Minimum Housing Density 5 units per net acre.2 NA NA
Maximum Housing Density 10 units per net acre.2 NA NA
NUMBER OF RESIDENTIAL STRUCTURES
Maximum Number The only permanent dwelling allowed on the
mobile home park shall be the single family
dwelling of the owner or manager.
No more than 1 primary residential dwelling is
allowed on each approved manufactured home
space.
On parcels at least 3,000 sq. ft. in size, only 1
detached building or structure is allowed;
provided, the lot coverage requirement is not
exceeded.
LOT DIMENSIONS
Minimum “Lot” Size for lots created after July
11, 1993
3,000 sq. ft. 3,000 sq. ft. 3,000 sq. ft.
Minimum “Lot” Width for lots created after July
11, 1993
40 ft. for interior lots.
50 ft. for corner lots.
NA NA
Minimum “Lot” Depth for lots created after July
11, 1993
75 ft. NA NA
General Design Each lot shall be laid out so as to optimize view,
privacy and other amenities. Each lot shall be
clearly defined.
It shall be illegal to allow or permit any mobile
home to remain in the mobile home park unless a
proper space is available for it.
NA
SETBACKS4
Minimum Front Yard NA 10 ft. 10 ft.
Minimum Secondary Front Yard NA 10 ft. 10 ft.
Minimum Side Yard NA 5 ft. for interior lots. 5 ft. for interior lots provided, that garages and
carports shall be set back from the property “line”
a sufficient distance to provide a minimum of 24
ft. of backout room either on-site or counting the
accessway.
Minimum Rear Yard NA 5 ft. 5 ft. provided, that garages and carports shall be set
back from the property line a sufficient distance to
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 100/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION
NEW PARK
Development or Redevelopment
INDIVIDUAL MANUFACTURED HOME
SPACES
Primary and Attached Accessory Structures DETACHED ACCESSORY STRUCTURES5
provide a minimum of 24 ft. of backout room
either on-site or counting the accessway.
Minimum Freeway Frontage Setback 10 ft. landscaped setback from the street property
line.
10 ft. landscaped setback from the street property
line.
10 ft. landscaped setback from the street property
line.
Setbacks for Mobile Home Parks Constructed
Before 8-1-2010
NA Yard abutting a public street: 20 ft.
Any yard abutting an exterior property
boundary of the mobile home park: 5 ft.
Minimum distance between mobile homes: 15 ft.
Minimum distance between canopy and mobile
home on an abutting lot: 5 ft.
Setbacks from all other “lot lines”: 0 ft. (see
RMC 4-2-110F)
Yard abutting a public street: 20 ft.
Any yard abutting an exterior property
boundary of the mobile home park: 5 ft.
Minimum distance between structure and
mobile home on an abutting lot: 5 ft.
Setbacks from all other “lot lines”: 0 ft.
Setbacks for Other Uses To be determined through the land use review
process.
NA NA
Clear Vision Area In no case shall a structure over 42 in. in height
intrude into the 20 ft. clear vision area defined in
RMC 4-11-030.
In no case shall a structure over 42 in. in height
intrude into the 20 ft. clear vision area defined in
RMC 4-11-030.
In no case shall a structure over 42 in. in height
intrude into the 20 ft. clear vision area defined in
RMC 4-11-030.
PRIVATE STREET IMPROVEMENTS
On-Site Private Streets, Curbs and Sidewalks Asphaltic or concrete streets and concrete curbings
shall be provided to each lot. The minimum width
of streets shall be 30 ft. Concrete sidewalks of at
least 5 ft. in width shall be placed along at least 1
side of each street or located in the back or side of
each lot so that there is sidewalk access to all lots.
Sidewalks shall be made of permeable material to
the extent required by the Surface Water Design
Manual.
NA NA
Illumination: A street lighting plan shall be
approved if it provides sufficient illumination
between sunset and sunrise to illuminate
adequately the roadways and walkways within a
mobile home park.
NA NA
BUILDING STANDARDS
Maximum Building Height and Maximum
Number of Stories
30 ft. 30 ft. 15 ft.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 101/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION
NEW PARK
Development or Redevelopment
INDIVIDUAL MANUFACTURED HOME
SPACES
Primary and Attached Accessory Structures DETACHED ACCESSORY STRUCTURES5
Maximum Height for Wireless Communication
Facilities
See RMC 4-4-140. See RMC 4-4-140. See RMC 4-4-140.
Maximum Building Coverage
(Including the primary manufactured home and all
enclosed accessory structures and required deck
or patio)
NA 60%. The building coverage of the primary residential
structure along with all accessory buildings shall
not exceed the maximum building coverage of this
Zoning District.
LANDSCAPING
General See RMC 4-4-070. See RMC 4-4-070. NA
RECREATION AREA
General A minimum of 10% of the total area of the park
shall be reserved and shall be used solely and
exclusively for a playground-recreation area.
NA NA
PARKING
Minimum Requirements See RMC 4-4-080. Each mobile home lot shall have a minimum of 2
off-street automobile parking spaces.
Attached and detached garages and carports shall
be set back from the property “line” a sufficient
distance to provide a minimum of 24 ft. of backout
room either on-site or counting the accessway.
Each mobile home lot shall have a minimum of 2
off-street automobile parking spaces.
Attached and detached garages and carports shall
be set back from the property “line” a sufficient
distance to provide a minimum of 24 ft. of backout
room either on-site or counting the accessway.
PATIO OR DECK
General NA A concrete patio or deck of not less than 125 sq. ft.
with a minimum width of 8 ft. shall be provided
for each mobile home park lot created after the
effective date of this Section (9-19-1983). These
structures will be counted toward the maximum lot
coverage.
A concrete patio or deck of not less than 125 sq. ft.
with a minimum width of 8 ft. shall be provided
for each mobile home park lot created after the
effective date of this Section (9-19-1983). These
structures will be counted toward the maximum lot
coverage.
SIGNS
General See RMC 4-4-100. NA NA
EXCEPTIONS
Pre-Existing “Lots” NA Nothing herein shall be determined to prohibit the
construction of single family dwelling or
Nothing herein shall be determined to prohibit the
construction of single family dwelling or
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 102/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION
NEW PARK
Development or Redevelopment
INDIVIDUAL MANUFACTURED HOME
SPACES
Primary and Attached Accessory Structures DETACHED ACCESSORY STRUCTURES5
manufactured home and its accessory building on a
previously approved manufactured home “lot”
provided that all setback, lot coverage, height
limits, infrastructure, and parking requirements for
this zone can be satisfied and provisions of RMC
4-3-050, Critical Areas, can be met.
manufactured home and its accessory building on a
previously approved manufactured home “lot”
provided that all setback, lot coverage, height
limits, infrastructure, and parking requirements for
this zone can be satisfied and provisions of RMC
4-3-050, Critical Areas Regulations, can be met.
CRITICAL AREAS
General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 103/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 3902, 4-22-1985; Ord. 4404, 6-7-1993; Amd. Ord. 4963, 5-13-2002; Ord. 5450, 3-2-2009; Ord. 5528,
3-8-2010; Ord. 5575, 11-15-2010; Ord. 5676, 12-3-2012; Ord. 5746, 1-12-2015; Ord. 5828, 12-12-2016; Ord. 5841
(Att. B), 6-12-2017; Ord. 5960 (Att. C), 12-9-2019)
4-2-110E CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR
RESIDENTIAL ZONING DESIGNATIONS
1. a. Phasing, shadow platting, or land reserves may be used to satisfy the minimum
density requirements if the applicant can demonstrate that the current development would not
preclude the provision of adequate access and infrastructure to future development and would
allow for the eventual satisfaction of minimum density requirements through future
development. Within the Urban Center, surface parking may be considered a land reserve.
b. In the event the applicant can show that minimum density cannot be achieved due to lot
configuration, lack of access, environmental or physical constraints, minimum density
requirements may be waived.
2. Applicable provision(s) or standard(s) are not eligible for a variance. (Ord. 5981,
10-12-2020)
3. Within designated urban separators, clustering is required; individual lots shall not be
less than ten thousand (10,000) square feet and development shall be consistent with RMC
4-3-110, Urban Separator Overlay Regulations. Outside of designated urban separators,
clustering may be allowed in order to meet objectives such as preserving significant natural
features, providing neighborhood open space, or facilitating the provision of sewer service.
The maximum net density shall not be exceeded; except within urban separators a density
bonus may be granted allowing the total density to achieve one dwelling unit per gross
contiguous acre. In order for the bonus to be allowed, projects must provide native vegetation
cover (either existing or new) on sixty five percent (65%) of the gross area of all parcels in the
land use action, including both the area within and outside the open space corridor. In
addition, projects shall provide at least one of the following:
a. Enhancement of wetlands at a ratio of one-half (1/2) acre enhanced for one acre
delineated within the urban separator pursuant to RMC 4 -3-050M12b, Evaluation Criteria,
and RMC 4-3-050M12c, Wetlands Chosen for Enhancement. Enhancement proposed for a
density bonus may not also be used for a mitigation for other wetland alterations; or
b. The removal of and/or bringing into conformance with Renton standards of legal
nonconforming uses from the site; or
c. Natural surface pedestrian trails with public access. The trails can be part of an adopted
trail system or, where there is no planned trail system, of a configuration approved by the
Community and Economic Development Administrator. In the absence of either wetlands or
legal nonconforming uses on the site, public access and trails shall be provided and approved
by the Community and Economic Development Administrator.
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 Community and Economic
Development Administrator may project twenty four inches (24") into any setback; provided,
such projections are:
i. Limited to two (2) per facade.
ii. Not wider than ten feet (10').
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 104/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Fences, Rockeries, and Retaining Walls: See RMC 4-4-040, Fences, Hedges, and
Retaining Walls.
c. Steps and Decks: Uncovered steps and decks not exceeding eighteen inches (18") above
the finished grade may project to any property line. Uncovered steps and decks having no roof
covering and not exceeding forty two inches (42") high may be built within the front yard
setback.
d. Eaves: Eaves and cornices may project up to twenty four inches (24") into any required
setback.
e. Porches and Stoops: May project into front setbacks up to eight feet (8') and into side
setbacks along a street up to five feet (5').
f. Overhead Weather Protection:
i. Roofs and awnings situated above pedestrian entryways may extend up to five feet (5')
into a required setback and may extend no wider than three feet (3') on either side of the
entryway.
ii. Roofs or other structures providing relief from rain or sun (e.g., pergola) attached to the
rear facade of the primary structure may intrude into rear yard setbacks provided such roofs
shall be set back a minimum of five feet (5') from rear lot lines and shall meet the side yard
setback requirement for primary structures. The height and area of such roofs shall be
regulated in the same manner as detached accessory structures.
g. Accessibility Ramps: Ramps required for barrier-free access, and meeting all Building
Code requirements including slope and handrails, may intrude into required setbacks. This
exemption will be limited to the extent necessary to meet the Building Code requirements.
h. Cisterns and Rain Barrels: Rain barrels, cisterns, and other rainwater catchment systems
may intrude into a required setback as follows:
i. Elements are not permitted in the front setback.
ii. Elements which are less than fifty four inches (54") above finished grade and contain up
to six hundred (600) gallons may intrude into a side or rear setback a distance no greater than
twenty percent (20%) of that setback, but must maintain at least three feet (3') of undisturbed
setback.
iii. Elements which are greater than fifty four inches (54") above finished grade or contain
over six hundred (600) gallons shall not intrude upon side and rear setback requirements.
i. Arbor, Pergola or Trellis: Allowed in required yard setbacks if they meet the following
provisions:
i. The length of any side shall not exceed twelve feet (12') and the footprint shall not
exceed eighty (80) square feet, inclusive of eaves;
ii. A maximum height from finished grade to the top of the structure of ten feet (10');
iii. Both sides and roof shall be at least fifty percent (50%) open, or, if latticework is used,
there shall be a minimum opening of two inches (2") between crosspieces.
iv. Limited to two (2) such structures per lot.
j. Heating, Ventilation, and Air Conditioning (HVAC) Systems: HVAC Systems may
extend into any side or rear yard setback.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 105/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
k. Rooftop photovoltaic (PV) systems may project to any setback if the following
provisions are met:
i. The proposed system does not require a building permit pursuant to RMC 4 -5-060E2c;
and
ii. The system is located on a legally established nonconforming single -family dwelling,
accessory dwelling unit, or unit-lot townhome. (Ord. 5833, 4-3-2017; Ord. 5984, 10-26-2020;
Ord. 6049, 12-13-2021; Ord. 6091, 11-28-2022)
5. The minimum front yard and secondary front yard setback for lots that abut required
turnarounds (cul-de-sacs and hammerheads) may be reduced, excluding garage setbacks, to no
less than five feet (5'), subject to the following:
a. The maximum building coverage cannot be attained without a reduction of the front
yard and/or secondary front yard setback; and
b. The setback reduction is the minimum necessary to attain the allowed building
coverage; and
c. If a setback reduction is approved under this provision the exceptions to setbacks
pursuant to subsection D4 of this Section (Allowed Projections into Setbacks) shall apply
unless the proposed projection is closer than five feet (5') to the property line/easement,
except for eaves, which may encroach the minimum five feet (5') setback as specified in
subsection D4 of this Section.
d. The setback reduction may commence at a right angle to the point at which the
right-of-way, tract or easement begins to expand to form the turnaround. (Ord. 5841,
6-12-2017)
6. Within subdivisions, the minimum front yard and secondary front yard setback may be
reduced to no less than twenty feet (20') provided the applicant can demonstrate to the
Administrator’s satisfaction that the setback reduction is necessary to preserve and maintain a
landmark tree within a tree protection tract, as each term is defined in RMC 4 -11-200,
Definitions T. An arborist report, pursuant to RMC 4-8-120D1, shall be prepared and
provided to the City for review and concurrence, demonstrating that the setback reduction and
project proposal serve to preserve the critical root zone of the tree within a tree protection
tract. (Ord. 5841, 6-12-2017; Ord. 5867, 12-11-2017; Ord. 6076, 8-8-2022)
7. In the R-1 zone, assisted living facilities are eligible for bonus density pursuant to RMC
4-9-065, Density Bonus Review. The maximum number of assisted living dwelling units per
lot is equal to maximum net density of the zone coupled with any approved density bonus
pursuant to RMC 4-9-065, Density Bonus Review.
8. 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)
9. The allowed height of public facilities shall be determined through site plan review.
10. Rooftop Photovoltaic (PV) Systems: Proposed rooftop solar systems that do not
require a building permit pursuant to RMC 4-5-060E2c shall not be subject to the maximum
height standards applied to a single-family dwelling, accessory dwelling unit, or unit-lot
townhome. (Ord. 5842, 6-12-2017; Ord. 6091, 11-28-2022)
11. Except for alley-accessed garages conforming to subsection D39 of this Section, the
vehicle entry for a garage or carport shall be set back twenty feet (20') from the property line
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 106/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
where vehicle access is provided; all other facades of a garage shall be subject to the
applicable zone’s minimum setback.
12. Roofs of Modulated Facades: Wall plates of a modulated portion of a building may
exceed the maximum wall plate height if the roof surface does not exceed the ridgeline of the
primary roof surface. Such facade modulations shall be no wider than ten feet (10') or twenty
five percent (25%) of the building elevation, whichever is greater.
13. If the lot abuts a single family residential zone (RC through R -14) a fifteen foot (15')
setback shall be required along the abutting side(s) of the property.
14. For plats that create lots of a size large enough to allow future division under current
lot size minimums and allow the potential to exceed current density maximums, covenants
shall be filed as part of the final plat requiring that future division of those lots in question
must be consistent with the maximum density requirements as measured within the plat as a
whole as of the time of future division, as well as the general lot size and dimension
minimums then in effect.
15. Accessory dwelling units shall not be included in density calculations.
16. The square foot calculation shall not include porches, exterior stairs, or garages.
17. The lot coverage of accessory dwelling units shall not be calculated towards maximum
building/lot coverage. Coverage attributed to detached accessory structures, and roofs
attached to the facade of the primary structure may exceed the maximum building/lot
coverage allowed by five percent (5%). (Ord. 6049, 12-13-2021)
18. Vertical Projections from Wall Plates:
a. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical
feet from the maximum wall plate height. If the height of wall plates on a building are less
than the stated maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums (e.g., if the
maximum wall plate height of a zone is twenty-four feet (24') and the wall plates of a
structure are no taller than twenty feet (20'), the roof may project up to ten feet (10') instead of
six feet (6')). Common rooftop features, such as chimneys, may project an additional four (4)
vertical feet from a roof surface.
b. The topmost surface of roofs pitched less than 4:12 and rooftop decks shall be below the
maximum wall plate height unless such surfaces are stepped back one and one-half (1.5)
horizontal feet from each minimum building setback line for each one vertical foot above the
maximum wall plate height, in which case they may extend up to six (6) vertical feet above
the maximum wall plate height. Deck enclosures (i.e., railings) located above the maximum
wall plate height and not stepped back shall be constructed of transparent tempered glass or its
equivalent, as determined by the Administrator. (Ord. 5841, 6 -12-2017)
19. Shed Roofs: Wall plates supporting a primary roof surface that has only one sloping
plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is
equal to or less than the maximum wall plate height allowed.
20. Reserved. (Ord. 6048, 12-13-2021)
21. The Community and Economic Development Administrator or designee may modify
this provision through the site development plan review process where it is determined that
specific portions of the required on -site perimeter landscaping strip may be developed and
maintained as a usable public open space with an opening directly to a public entrance.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 107/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
22. Corner lots required to have a front yard and a secondary front yard are relieved of the
requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the
zone shall apply. (Ord. 5841, 6-12-2017)
23. Reserved.
24. Reserved.
25. Reserved.
26. Reserved.
27. Reserved.
28. For lots created after November 10, 2004.
29. A density bonus may be granted for developments that satisfy the criteria and
standards of RMC 4-9-065, Density Bonus Review.
30. Minimum density requirements shall not apply to the renovation or conversion of an
existing structure. Additionally, in the R-l zone only, minimum density requirements shall not
apply to the subdivision or development of a legal lot one-half (1/2) gross acre or less in size
as of March 1, 1995.
31. In order to meet the variation requirements of RMC 4 -2-115, lot dimensions and
setbacks are allowed to be decreased and/or increased; provided, that when averaged the
applicable lot standards of the zone are met. The minimum front and rear yard setback
reduction shall be limited to two and one-half feet (2.5') or ten percent (10%), whichever is
greater. The minimum lot width and lot area reduction shall be limited to ten percent (10%) of
the lot width and lot area of the zone. The variation requirements of RMC 4 -2-115 do not
require variations to the lot depth requirements; therefore the averaging provision is not
applicable to the minimum lot depth requirements. (Ord. 5841, 6 -12-2017)
32. In order to ensure compliance with Tier 1 requirements for Tree Preservation Priority,
pursuant to RMC 4-4-130H2a, lot size and lot dimensions of the zone may be decreased by a
maximum of ten percent (10%), provided the applicant can demonstrate to the
Administrator’s satisfaction that the reduction is necessary to ensure the preservation of all
significant trees, as defined in RMC 4-11-200, required for retention within dedicated tract(s),
pursuant to RMC 4-4-130H1a, Minimum Tree Retention Requirements. (Ord. 5842,
6-12-2017; Ord. 6076, 8-8-2022)
33. In the R-4 zone, the following exceptions apply:
a. When parking is provided in the rear yard of the lot with access from a public
right-of-way or alley the minimum front yard shall be twenty feet (20').
b. The Administrator may reduce the setback by a maximum of fifty percent (50%) of the
required setback when all of the following conditions apply:
i. The setback that was required at the time of initial construction was less than the current
requirement;
ii. A reduced setback is appropriate given the character of the immediate neighborhood;
and
iii. There are no other alternative locations that can reasonably accommodate the request
without encroaching into a setback.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 108/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
34. For short plats of parcels smaller than one acre, one parcel may be allowed to be
smaller than the required minimum lot size indicated in subsection A of this Section,
Residential Development Standards. If all other parcels meet the required minimum lot size
standard of the zone, one parcel may be allowed to meet the following reduced minimum lot
size (not applicable for cluster development):
a. R-4: Eight thousand (8,000) square feet.
b. R-6: Six thousand two hundred fifty (6,250) square feet.
c. R-8: Four thousand five hundred (4,500) square feet. (Ord. 5841, 6 -12-2017)
35. Reserved.
36. For parcels that are in designated urban separators in the R-1 zone, up to one unit per
gross acre may be permitted subject to conditions in RMC 4-3-110, Urban Separator Overlay
Regulations.
37. Reserved.
38. For parcels in the R-8 zone, the maximum density shall be six (6) dwelling units per
net acre when alleys are not part of the proposed or existing street configuration, and alleys
are considered practical, as specified in RMC 4-7-150E5, Alley Access.
39. In the R-8, R-10, R-14, and RMF zones: In addition to the applicable yard setback
requirements of the zone and to ensure adequate vehicular maneuvering area, garages and
carports that are accessed through alleys shall be set back as follows:
a. Nine-foot (9') garage doors shall be at least twenty six feet (26') from the back edge of
the alley; or
b. Sixteen-foot (16') garage doors shall be at least twenty four feet (24') from the back
edge of the alley. (Ord. 6090, 11-28-2022)
40. For the purpose of calculating maximum unit size only, the square foot calculation
shall not include porches or exterior stairs. Garages attached to accessory dwellings shall be
included in the square foot calculation, except for when the entirety of the living area is
located above a garage.
41. Conversion of accessory buildings to ADUs shall be exempted from the relevant
development regulations if the accessory building was constructed prior to January 1, 2020.
However, modifications made to accessory buildings after January 1, 2020, that would
increase the nonconformance of the proposed conversion are ineligible from such exemptions.
42. ADUs built using City-produced preapproved ADU base plans may exceed the wall
plate height of the primary structure by four feet (4') and may be allowed an additional height
allowance upon application and approval of a modification pursuant to RMC 4 -9-250.
Applicant-produced ADU plans seeking to exceed the wall plate height of the primary
structure may be allowed upon application and approval of a modification pursuant to RMC
4-9-250.
(Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5153, 9-26-2005; Ord. 5306,
9-17-2007; Ord. 5355, 2-25-2008; Ord. 5383, 6-2-2008; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5528,
3-8-2010; Ord. 5531, 3-8-2010; Ord. 5573, 11-15-2010; Ord. 5590, 2-28-2011; Ord. 5650, 12-12-2011; Ord. 5676,
12-3-2012; Ord. 5726, 10-20-2014; Ord. 5744, 1-12-2015; Ord. 5749, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5790,
4-25-2016; Ord. 5791, 4-25-2016; Ord. 5798, 4-25-2016; Ord. 5960 (Att. C), 12-9-2019; Ord. 6002, 12-14-2020)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 109/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-2-110F ILLUSTRATIONS:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 110/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 111/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 112/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 113/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 114/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5450, 3-2-2009; Ord. 5518,
12-14-2009; Ord. 5575, 11-15-2010; Ord. 5960 (Att. C), 12-9-2019)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 115/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-2-110G DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (COTTAGE HOUSE
DEVELOPMENT):
1. Purpose: The provisions of this subsection are available as alternatives to the development of typical detached
single-family homes with the intention of generating housing types that are responsive to changing household
demographics and homeownership opportunities in single-family neighborhoods.
2. Applicability: This subsection applies to proposed cottage house developments in residential zones R-4, R-6,
R-8, R-10, and R-14. An existing single-family home incorporated into a cottage house development that does not
meet the requirements of this subsection is allowed to remain onsite. Proposed modifications or additions to the
structure not consistent with the provisions of this subsection shall not be permitted.
3. Limitations: No more than one hundred (100) cottage houses shall be permitted Citywide in a calendar year.
4. Development Regulations:
Maximum Unit Size 1,500 sq. ft.
At least 50% of all cottages in a
development shall be less than 1,000
sq. ft.
Minimum Number of
Cottages per
Cluster
3
Maximum Number of
Cottages per Cluster
12
Minimum Distance
Between Structures
All units must be detached, with a
minimum separation of 8 ft.
Maximum Wall Plate
Height
18 ft.
Roofs with a pitch equal to or
greater than 4:12 may project an
additional 6' vertically from the
maximum wall plate height.
Maximum Number of
Stories
2
Separation Between
Clusters
Individual clusters shall be separated
by landscaping, common open
space, critical areas, or a community
building.
(Ord. 6042, 12-13-2021)
4-2-110H (Deleted by Ord. 5518, 12-14-2009)
4-2-110I (Deleted by Ord. 5518, 12-14-2009)
4-2-115 RESIDENTIAL DESIGN AND OPEN SPACE STANDARDS:
A. PURPOSE:
1. These Residential Design and Open Space Standards are conceived to implement policies established in the Land
Use Element of the Comprehensive Plan, enhance quality of life by encouraging new residential development to
produce beautiful neighborhoods of well-designed homes, and to mitigate adverse impacts of density for the
neighborhood and the surrounding community. These standards are divided into three (3) areas:
a. Site Design: Quality neighborhoods are characterized by well landscaped, safe, pedestrian oriented streets
fronted by a variety of housing types. These qualities are enhanced by lots in a variety of sizes and widths and
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 116/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
by homes which vary in scale and massing, each with a prominent entry and generous fenestration facing the
street. Garages, while a necessity to today’s lifestyles, should not visually dominate the streetscape.
b. Open Space: In order to provide residents with a livable community, private and public open space shall be
provided. Public open spaces shall be located so that a hierarchy and/or variety of open spaces throughout the
neighborhood is created.
c. Residential Design: Key characteristics of attractive neighborhoods include variety of housing architectural
styles, enhanced by attention to selection of exterior materials, colors, and architectural detailing.
2. This Section lists elements that are required to be included in all residential development in the zones stated in
subsection B of this Section. Each element includes both standards and guidelines. Standards are provided for
predictability. These standards specify a prescriptive manner in which the requirement can be met. Guidelines for
each element are provided for flexibility. These guidelines provide direction for those who seek to meet the required
element in a manner that is different from the standards.
a. The determination as to the satisfaction of the requirement through the use of the guidelines is to be made by
the Community and Economic Development Administrator when no other permit or approval requires Hearing
Examiner review.
b. When it has been determined that the proposed manner of meeting the design requirement through guidelines
is sufficient, the applicant shall have satisfied that design requirement. (Ord. 5676, 12-3-2012; Ord. 5759,
6-22-2015)
B. APPLICABILITY:
1. This Section shall apply to all new primary and attached dwelling units in the following zones: Resource
Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6 (R-6), Residential-8 (R-8),
Residential-10 (R-10), and Residential-14 (R-14), and unit lot subdivisions within the RMF and CV zones. The
standards of the Site Design subsection are required to be addressed at the time of subdivision application. The
standards of the Residential Design subsection are required to be addressed at the time of application for building
permits. The standards of Residential Design are required to be addressed for the building for which the building
permit is being issued. (Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5818, 10-17-2016)
2. Additions and/or expansions to detached or attached dwellings that are valued at fifty thousand dollars
($50,000.00) or more, or at fifty percent (50%) or greater of the most recent assessment or appraisal shall require
that the entire dwelling or structure comply with the standards of the Residential Design subsection.
3. When new dwelling units are created in the Residential Ten Dwelling Units per Acre (R-10) and Residential
Fourteen Dwelling Units per Acre (R-14) zones, any retained dwelling units included in the development shall
comply with the standards of this Section. (Ord. 5649, 12 -12-2011; Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014;
Ord. 5960, 12-9-2019)
4. For cottage house developments in the R-4, R-6, R-8, R-10, and R-14 zones, the project is required to demonstrate
compliance with the applicable Residential Design and Open Space Standards at the time of subdivision application.
When there is an existing dwelling on the parent site that is proposed to remain in the cottage development, it shall
be required to comply with the standards of this Section. (Ord. 6042, 12 -13-2021)
C. EXEMPTIONS:
The design regulations shall not apply to interior remodels of existing buildings or structures provided the alterations
do not modify the building facade.
D. ADMINISTRATION:
1. Review Process: Applications subject to these design regulations shall be processed as a component of the
governing land use process.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 117/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Authority: The Administrator shall have the authority to approve, approve with conditions, or deny proposals
based upon the provisions of these design regulations when no other permit or approval requires Hearing Examiner
review. Proposals will be considered on the basis of individual merit, the overall intent of the standards and
guidelines, and creative design alternatives will be encouraged in order to achieve the purposes of the design
regulations. (Ord. 5676, 12-3-2012; Ord. 5726, 10-20-2014)
E. REQUIREMENTS:
1. Site Design:
LOT CONFIGURATION: Variety in the configuration of lots enhances the image of variety of housing stock and helps minimize perceptions of
monotony.
Guidelines: Developments shall create pedestrian oriented environments and amplify the mutual relationship between housing units, roads,
open space, and pedestrian amenities, while also protecting the privacy of individuals. Lots shall be configured to encourage variety within the
development. To the maximum extent practicable as defined by the Surface Water Design Manual, retain soils with potential for infiltration.
Standards:
RC, R-1, and R-4 n/a
R-6 and R-8
One of the following is required of preliminary plat applications:
1. Lot width variation of ten
feet (10') minimum of one
per four (4) abutting
street-fronting lots, or
2. Minimum of four (4) lot
sizes (minimum of four
hundred (400) gross square
feet size difference) for
street-fronting lots, or
3. A front yard setback
variation of at least five
feet (5') minimum for at
least every four (4)
abutting street fronting
lots.
All zones
Lots shall be configured to achieve both of the following:
1. The location of stormwater
infiltrating LID facilities is
optimized, consistent with
the Surface Water Design
Manual. Building and
property line setbacks are
specified in the Surface
Water Design Manual for
infiltration facilities.
2. Soils with good infiltration
potential for stormwater
management are preserved
to the maximum extent
practicable as defined by
the Surface Water Design
Manual.
R-10 and R-14 Developments of more than four (4) structures shall incorporate a variety of home
sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
GARAGES: The minimization of the visual impact of garages contributes to creating communities that are oriented to people and p edestrians, as
opposed to automobiles.
Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home .
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 118/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of view co rridors. Alley
access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intend ed to serve.
Standards:
RC and R-1 n/a
R-4, R-6, and R-8
If an attached garage is wider than twenty six feet (26'), at least one garage door shall
be recessed a minimum of four feet (4') from the other garage door. Additionally, one
of the following is required:
1. The front porch projects in
front of the garage a
minimum of five feet (5'),
and is a minimum of
twelve feet (12') wide, or
2. The roof extends at least
five feet (5') (not including
eaves) beyond the front of
the garage for at least the
width of the garage plus
the porch/stoop area, or
3. The garage is alley
accessed, or
4. The garage entry does not
face a public and/or private
street or an access
easement, or
5. The garage width
represents no greater than
fifty percent (50%) of the
width of the front facade at
ground level, or
6. The garage is detached, or
7. The garage doors contain a
minimum of thirty percent
(30%) glazing,
architectural detailing (e.g.,
trim and hardware), and are
recessed from the front
facade a minimum of five
feet (5'), and from the front
porch a minimum of seven
feet (7').
R-10 and R-14 Garages may be attached or detached. Shared garages are also allowed, provided the
regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in
front of the garage a
minimum of five feet (5'),
and is a minimum of
twelve feet (12') wide, or
2. The garage is detached and
set back from the front of
the house and/or porch at
least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of
similar design to the
homes, and
2. If sides of the garage are
visible from streets,
sidewalks, pathways, trails,
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 119/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
or other homes,
architectural details shall
be incorporated in the
design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space
assigned to it, and
2. The garage is not to be
located further than one
hundred sixty feet (160')
from any of the housing
units to which it is
assigned, and
3. The garage shall not
exceed forty four feet (44')
in width, and shall
maintain an eight foot (8')
separation from any
dwellings.
(Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014; Ord. 5828, 12-12-2016; Ord. 5841, 6-12-2017)
2. Open Space:
OPEN SPACE: Open space is a significant element in the development of livable communities and creates opportunities for good health.
Guidelines: All open space shall be designed to preserve existing trees particularly native conifers, native deciduous trees, and other n ative
vegetation consistent with RMC 4-4-070, Landscaping. Except for Native Growth Protection Areas, all common open space areas shall be
designed to accommodate both active and passive recreational opportunities and be visible and open to the street. Pocket park s shall be designed
to serve four (4) to ten (10) homes. Private yards are located at the rear or side of homes and can include trees, planting beds, and privacy
fences. Reciprocal use easements can provide greater usability of private yards.
Landscaping:
R-10 and R-14 See RMC 4-4-070, Landscaping.
Standards for Parks:
R-10 and R-14 For developments that are less than ten (10) net acres: No park is required, but is
allowed.
For developments that are greater than ten (10) net acres: A minimum of one
one-half (.5) acre park, in addition to the common open space requirement, is
required.
Standards for Common Open Space:
R-10 and R-14 Developments of three (3) or fewer dwelling units: No requirement to provide
common open space.
Developments of four (4) or more units: Required to provide common open space
as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the
development, three
hundred fifty (350) square
feet of common open space
shall be provided.
2. Open space shall be
designed as a park,
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 120/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
common green, pea-patch,
pocket park, or pedestrian
entry easement in the
development and shall
include picnic areas, space
for recreational activities,
and other activities as
appropriate.
3. Open space shall be
located in a highly visible
area and be easily
accessible to the
neighborhood.
4. Open space(s) shall be
contiguous to the majority
of the dwellings in the
development and
accessible to all dwellings.
For sites one acre or
smaller in size, open
space(s) shall be no less
than thirty feet (30') in any
dimension. For sites larger
than one acre in size, open
space(s) shall be no less
than forty feet (40') in any
dimension. For all sites, to
allow for variation, open
space(s) of less than the
minimum dimensions
(thirty feet (30') or forty
feet (40'), as applicable)
are allowed; provided, that
when all of a site’s open
spaces are averaged, the
applicable dimension
requirement is met.
5. A pedestrian entry
easement can be counted as
open space if it has a
minimum width of twenty
feet (20') and within that
twenty feet (20') a
minimum five feet (5') of
sidewalk is provided.
6. Pea-patches shall be at
least one thousand (1,000)
square feet in size with
individual plots that
measure at least ten feet by
ten feet (10' x 10').
Additionally, the pea-patch
shall include a tool shed
and a common area with
space for compost bins.
Water shall be provided to
the pea-patch. Fencing that
meets the standards for
front yard fencing shall
surround the pea-patch
with a one foot (1')
landscape area on the
outside of the fence. This
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 121/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
area is to be landscaped
with flowers, plants, and/or
shrubs.
7. Grass-crete or other
pervious surfaces may be
used in the common open
space for the purpose of
meeting the one hundred
fifty feet (150') distance
requirement for emergency
vehicle access but shall not
be used for personal
vehicle access or to meet
off-street parking
requirements.
8. Common open space areas
shall have a maximum
slope of five percent (5%).
9. Obstructions, such as
retaining walls and fences,
shall not be placed in
common open spaces.
Standards for Private Yards:
R-10 and R-14 Developments of three (3) or fewer dwelling units: Each individual dwelling shall
have a private yard that is at minimum six hundred (600) square feet in size.
Backyard patios and reciprocal use easements may be included in the calculation of
private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling
shall have a private yard that is at least two hundred fifty (250) square feet in size
with no dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be
added to the required amount of common open space for each unit that is not ground
related.
Common Open Space or Park Substitutions:
R-10 and R-14 See RMC 4-1-240.
Sidewalks, Pathways, and Pedestrian Easements:
R-10 and R-14 All of the following are required:
1. Sidewalks shall be
provided throughout the
neighborhood. The
sidewalk may disconnect
from the road, provided it
continues in a logical route
throughout the
development. Permeable
pavement sidewalks shall
be used where feasible,
consistent with the Surface
Water Design Manual.
2. Front yards shall have
entry walks that are a
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 122/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
minimum width of three
feet (3') and a maximum
width of four feet (4').
3. Pathways shall be used to
connect common parks,
green areas, and pocket
parks to residential access
streets, limited residential
access streets, or other
pedestrian connections.
They may be used to
provide access to homes
and common open space.
They shall be a minimum
three feet (3') in width and
made of paved asphalt,
concrete, or porous
material such as: porous
paving stones, crushed
gravel with soil stabilizers,
or paving blocks with
planted joints. Sidewalks
or pathways for parks and
green spaces shall be
located at the edge of the
common space to allow a
larger usable green and
easy access to homes.
4. Pedestrian Easement
Plantings: shall be planted
with plants and trees. Trees
are required along all
pedestrian easements to
provide shade and spaced
twenty feet (20') on center.
Shrubs shall be planted in
at least fifteen percent
(15%) of the easement and
shall be spaced no further
than thirty six inches (36")
on center.
5. For all homes that do not
front on a residential
access street, limited
residential access street, a
park, or a common green:
Pedestrian entry easements
that are at least fifteen feet
(15') wide plus a five-foot
(5') sidewalk shall be
provided.
(Ord. 5591, 2-28-2011; Ord. 5649, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014; Ord. 5828,
12-12-2016; Ord. 5841, 6-12-2017; Ord. 5966, 3-2-2020; Ord. 6090, 11-28-2022)
3. Residential Design:
PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is oriented to pedestrians. Fe atures like
porches and stoops at the front entry provide opportunity for social interaction and can contribute to a sense of place for r esidents. Additionally,
porches work to minimize the appearance of bulk by breaking up the facade.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 123/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Guidelines: Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the
facade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersect ion of a road and a
common space) a feature like a wrapped porch shall be used to reduce the perceived scale of the house and engage the street o r open space on
both sides.
Standards:
RC and R-1 n/a
R-4, R-6, and R-8 The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum
height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken
from a front driveway.
R-10 and R-14 Both of the following are required:
1. The entry shall take access from and face a
street, park, common green, pocket park,
pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a
minimum depth of five feet (5') and minimum
height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken
from a front driveway.
FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as visual breaks that help to create visual
interest.
Guidelines: Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages; the
articulation may include the connection of an open porch to the building, a dormer facing the street, or a well -defined entry element.
Standards:
RC and R-1 n/a
R-4, R-6, and R-8 One of the following is required:
1. An offset of at least one story that is at least
ten feet (10') wide and two feet (2') in depth on
facades visible from the street, or
2. At least two feet (2') offset of second story
from first story on one street-facing facade.
R-10 and R-14 Both of the following are required:
1. The primary building elevation oriented
toward the street or common green shall have
at least one articulation or change in plane of
at least two feet (2') in depth; and
2. A minimum of one side articulation that
measures at least one foot (1') in depth shall
occur for all facades facing streets or public
spaces.
WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a home and when they incorp orate
architectural elements of the home, they contribute to the overall balance and integration of the building form. Additionally, when they represent
a significant amount of the facade of a home, they amplify the sense that the community is oriented to people.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 124/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Guidelines: Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned
vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors sh all be a focal point
of the dwelling and be in scale with the home. All doors shall be of the same character as the home.
Standards:
RC and R-1 n/a
R-4, R-6, and R-8 Windows and doors shall constitute twenty five percent (25%) of all facades facing street
frontage or public spaces.
R-10 and R-14 All of the following are required:
1. Primary windows shall be proportioned
vertically, rather than horizontally, and
2. Vertical windows may be combined together
to create a larger window area, and
3. All doors shall be made of wood, fiberglass,
metal, or glass and trimmed with three and
one-half inches (3 1/2") minimum head and
jamb trim around the door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park,
common green, pocket park, or pedestrian
easement and shall be paneled or have inset
windows, and
6. Sliding glass doors are not permitted along a
frontage elevation or an elevation facing a
pedestrian easement.
SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes that have appropriate scale and bulk
contribute to the sense of orientation to people. Variety in the character of homes helps to minimize visual monotony while h elping to foster a
perception of uniqueness of place.
Guidelines: A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and
character. Neighborhoods shall have a variety of home sizes and character.
Standards:
RC and R-1 n/a
R-4, R-6, and R-8 A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and
character shall be used. All of the following are required:
1. A variety of elevations and models that
demonstrate a variety of home sizes, character,
and a diverse streetscape.
2. Abutting, adjacent, and diagonal houses must
have differing architectural elevations.
R-10 and R-14 All of the following are required:
1. The primary building form shall be the
dominating form and elements such as
porches, principal dormers, or other significant
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 125/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
features shall not dominate, and
2. Primary porch plate heights shall be one story.
Stacked porches are allowed, and
3. To differentiate the same models and
elevations, different colors shall be used, and
4. For single family dwellings, no more than two
(2) of the same model and elevation shall be
built on the same block frontage and the same
model and elevation shall not be abutting,
adjacent, or diagonal.
ROOFS: Roof forms and profiles are an important component in the architectural character of homes and contribute to the massi ng, scale, and
proportion of the home. Roofs also provide opportunity to create variety, especially for homes of the same model.
Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of
bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged.
Standards:
RC and R-1 n/a
R-4, R-6, and R-8 A variety of roof forms appropriate to the style of the home shall be used.
R-10 and R-14 Both of the following are required:
1. A variety of roofing colors shall be used within
the development and all roof material shall be
fire retardant; and
2. Single family residential subdivisions shall use
a variety of roof forms appropriate to the style
of the home.
EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequa tely and used
consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes.
Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home.
Standards:
RC and R-1 n/a
R-4, R-6, and R-8 Both of the following are required:
1. Eaves projecting from the roof of the entire
building at least twelve inches (12") with
horizontal fascia or fascia gutter at least five
inches (5") deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum
of two inches (2") from the surface of exterior
siding materials.
R-10 and R-14 The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or
fascia gutter at least five inches (5") deep on the face of all eaves.
ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the community. It helps to create a
desirable human scale and a perception of a quality, well-designed home.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 126/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, c olumns,
and/or corner boards shall reflect the architectural character of the house.
Standards:
RC and R-1 n/a
R-4, R-6, and R-8 If one siding material is used on any side of the dwelling that is two stories or greater in height,
a horizontal band that measures at least eight inches (8") is required between the first and
second story.
Additionally, one of the following is required:
1. Three and one-half inch (3 1/2") minimum
trim surrounds all windows and details all
doors, or
2. A combination of shutters and three and
one-half inches (3 1/2") minimum trim details
all windows, and three and one-half inches (3
1/2") minimum trim details all doors.
R-10 and R-14 All of the following are required:
1. Three and one-half inches (3 1/2") minimum
trim surrounds all windows and details all
doors, and
2. At least one of the following architectural
details shall be provided on each home:
shutters, knee braces, flower boxes, or
columns, and
3. Where siding is used, metal corner clips or
corner boards shall be used and shall be at
minimum two and one-half inches (2 1/2") in
width and painted. If shutters are used, they
shall be proportioned to the window size to
simulate the ability to cover them, and
4. If columns are used, they shall be round,
fluted, or strongly related to the home's
architectural style. Six inches by six inches (6"
x 6") posts may be allowed if chamfered
and/or banded. Exposed four inches by four
inches (4" x 4") and six inches by six inches
(6" x 6") posts are prohibited.
MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of diversity of housing stock in the
community.
Guidelines: A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropria te to
the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony o f color or tone.
Standards:
RC and R-1 n/a
R-4, R-6, and R-8 For subdivisions and short plats, abutting, adjacent, and diagonal homes shall be of differing
color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for
approval. Where masonry siding is proposed at the edge of a facade, it shall also extend along
the adjoining facade no less than twenty four inches (24"), measured horizontally from the
corner of the structure.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 127/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the
home (body with different color trim is
acceptable), or
2. A minimum of two (2) differing siding
materials (horizontal siding and shingles,
siding and masonry or masonry-like material,
etc.) is used on the home. One alternative
siding material must comprise a minimum of
thirty percent (30%) of the street-facing
facade.
R-10 and R-14 All of the following are required:
1. Acceptable exterior wall materials are: wood,
cement fiberboard, stucco, stone, and standard
sized brick three and one-half inches by seven
and one-half inches (3 1/2" x 7 1/2") or three
and five-eighths inches by seven and
five-eighths inches (3 5/8" x 7 5/8"). Simulated
stone, wood, stone, or brick may be used to
detail homes, and
2. When more than one material is used, changes
in a vertical wall, such as from wood to brick,
shall wrap the corners no less than twenty four
inches (24"). The material change shall occur
at an internal corner or a logical transition such
as aligning with a window edge or chimney.
Material transition shall not occur at an
exterior corner, and
3. Multiple colors on buildings shall be provided.
Muted deeper tones, as opposed to vibrant
primary colors, shall be the dominant colors.
Color palettes for all new structures, coded to
the home elevations, shall be submitted for
approval, and
4. Gutters and downspouts shall be integrated
into the color scheme of the home and be
painted, or of an integral color, to match the
trim color.
MAIL AND NEWSPAPERS
Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the
homes.
R-10 and R-14 All of the following are required:
1. Mailboxes shall be clustered and located so as
to serve the needs of USPS while not adversely
affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with
USPS standard;
3. Mailboxes shall be architecturally enhanced
with materials and details typical of the home's
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 128/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
architecture; and
4. Newspaper boxes shall be of a design that
reflects the character of the home.
HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT
Guidelines: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors.
R-10 and R-14 Hot tubs and pools shall only be located in back yards and designed to minimize sight and
sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and
sound insulated. Pool equipment must comply with codes regarding fencing.
UTILITIES
R-10 and R-14 Utility boxes that are not located in alleyways or away from public gathering spaces shall be
screened with landscaping or berms.
DUMPSTER/TRASH/RECYCLING COLLECTION AREA
R-10 and R-14 Both of the following are required:
1. Trash and recycling containers shall be located
so that they have minimal impact on residents
and their neighbors and so that they are not
visible to the general public; and
2. A screened enclosure in which to keep
containers shall be provided or garages shall
be built with adequate space to keep
containers. Screened enclosures shall not be
located within front yards.
F. COTTAGE HOUSE REQUIREMENTS:
1. Site Design:
UNIT LOT CONFIGURATION: The parent site and unit lot configuration should be designed to encourage neighbor-to-neighbor interaction,
community building, and balance the need for privacy.
Guidelines: Developments shall create pedestrian oriented environments and amplify the mutual relationship between housing units, open
space, and pedestrian amenities, while also protecting the privacy of individuals.
Standards:
All zones
Unit lots should be oriented toward common open space area or community building; when not
achievable, unit lots should be oriented toward a right-of-way.
PARKING AND GARAGES: The minimization of the visual impact of parking and garages contributes to creating communities that are
oriented to people and pedestrians, as opposed to automobiles.
Guidelines: The visual impact of parking areas and garages shall be minimized. All forms of parking shall be located in a manner that
minimizes the presence of the parking area and associated structures and shall not be located at the end of view corridors un less appropriately
screened. When possible, alley access is encouraged.
All zones
All of the following apply:
1. Parking shall be provided in designated areas
within the parent site but not at individual unit
lots;
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 129/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Shared garages on the parent site are allowed,
provided the regulations of RMC 4-4-080 are
met;
3. Parking structures, i.e., garages and carports,
shall be detached and set back from the private
yard space by at least six feet (6');
4. Shared garages and carports shall not exceed
forty four feet (44') in width, and shall
maintain an eight-foot (8') separation from any
cottages;
5. Parking design shall be of similar design and
character to the cottages. Carports are
permitted when a solar panel is incorporated
into the design;
6. Architectural detail that is consistent with the
architectural character of the cottage house
development shall be incorporated in the
garage design, including but not limited to
trim, columns, and/or corner boards;
7. Shared garages shall not be located further
than one hundred sixty feet (160') from any of
the housing units to which it is assigned;
8. When shared garages are proposed, each unit
must have garage space assigned to it;
9. Surface parking of more than two (2) spaces,
visible from a public right-of-way (not
including alleys) or adjacent to single-family
uses or zones, shall be screened; and
10. Parking structures and surface parking shall
not be located between the common open
space and the cottage units.
2. Open Space:
OPEN SPACE: Open space is a significant element in the design and livability of a cottage house development and should create opportunities
for social interaction, community building, good physical health, and personal reflection. Common open areas and semi -private space are
favored and prioritized over purely private space.
Landscaping:
All zones
See RMC 4-4-070, Landscaping.
Individual unit lots are exempt from RMC 4-4-070F3, Front Yard Trees Required
When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard.
Standards for Common Open Space:
All zones
Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall
not be counted towards the common open space requirement. Required to provide
common open space as follows:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 130/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. For each unit in the
development, three
hundred fifty (350) square
feet of common open space
shall be provided.
2. Open space shall be
designed as a common
green located within the
development and shall
include picnic areas, and
spaces for passive
recreational activities such
as outdoor cooking,
picnicking, walking,
biking, observing nature,
and/or active recreational
activities, such as
playgrounds, bocce ball,
and pickleball;
3. Open space(s) shall be
accessible to all cottages.
For sites one acre or
smaller in size, open
space(s) shall be no less
than thirty feet (30') in any
dimension. For sites larger
than one acre in size, open
space(s) shall be no less
than forty feet (40') in any
dimension. For all sites, to
allow for variation, open
space(s) of less than the
minimum dimensions
(thirty feet (30') or forty
feet (40'), as applicable) are
allowed; provided, that no
dimension is less than eight
feet (8') in width and when
all open spaces are
averaged, the applicable
dimension requirement is
met;
4. Grass-crete or other
pervious surfaces may be
used in the common open
space for the purpose of
meeting the one hundred
fifty feet (150') distance
requirement for emergency
vehicle access but shall not
be used for personal
vehicle access or to meet
off-street parking
requirements; and
5. Common open space areas
shall have a maximum
slope of five percent (5%);
and
6. Obstructions, such as
retaining walls and fences,
shall be strategically placed
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 131/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
so as not to reduce usable
open space.
Standards for Private Yards:
All zones
Each individual cottage shall have a private yard that is at minimum two hundred fifty
(250) square feet in size with no dimension less than eight feet (8') in width. Front
yard porches and backyard patios and reciprocal use easements may be included in
the calculation of private yard.
Community Buildings:
All zones
Developments with twenty four (24) or more cottages are required to provide at least
one community building for indoor gatherings. Design elements, such as roof pitch,
architecture, materials, and colors, shall be similar to that of the cottages within the
development.
Sidewalks and Pedestrian Easements:
All zones
All of the following are required:
1. Sidewalks shall be
provided throughout the
cottage house
development. The sidewalk
may disconnect from the
road, provided it continues
in a logical route
throughout the
development;
2. Front yards shall have
entry walks that are a
minimum width of four
feet (4'); and
3. Sidewalks shall be used to
connect common open
space, common buildings,
and to provide access to
cottages. They shall be a
minimum of four feet (4')
in width and made of
concrete, or porous
material such as: porous
paving stones, crushed
gravel with soil stabilizers,
or paving blocks with
planted joints. When
possible, sidewalks
connecting to parks and
green spaces shall be
located at the edge of the
common open space to
allow a larger usable green
and easy access to cottages.
(Ord. 6068, 6-13-2022)
3. Residential Design:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 132/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
PRIMARY ENTRY: Cottages with a visually prominent front entry, including architectural character and landscape design, foster the sense
that the community is oriented to pedestrians. Features like porches and stoops at the front entry provide opportunity for so cial interaction and
can contribute to a sense of place for residents. Additionally, porches work to minimize the appearance of bulk by breaking u p the facade.
Guidelines: Entrances to cottages shall be a focal point and allow space for social interaction. Front doors shall face the common open a rea or a
street and be on the facade closest to the street.
Standards:
All zones
All of the following are required:
1. The primary front entry
should be abutting and
oriented toward a common
open space; when not
achievable, the cottage
shall have a primary entry
and covered porch oriented
toward a right-of-way;
2. The entry shall include a
porch or stoop with a
minimum depth of five feet
(5') and minimum height
twelve inches (12") above
grade; and
3. Unit lots should be
oriented toward common
open space area; when not
achievable, unit lots should
be oriented toward a
right-of-way.
FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as visual breaks that help to create visual
interest.
Guidelines: Buildings shall not have monotonous facades along public areas. Cottages shall include articulation along public frontages; t he
articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element.
All zones
Both of the following are required:
1. The primary building
elevation oriented toward
common open space or
right-of-way shall have at
least one articulation or
change in plane of at least
two feet (2') in depth; and
2. A minimum of one side
articulation that measures
at least one foot (1') in
depth shall occur for all
facades facing streets or
common open spaces.
WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a cottage and when they incorporate
architectural elements of the cottage and they contribute to the overall balance and integration of the building form. Additionally, when they
represent a significant amount of the facade of a cottage, they amplify the sense that the community is oriented to people.
Guidelines: Windows and front doors shall serve as an integral part of cottage character. Primary windows shall be proportioned vertically
rather than horizontally. Vertical windows may be combined to create a larger window area. Front doors shall be a focal point of the cottage and
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 133/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
be in scale with the home. All doors shall be of the same character as the home.
Standards:
All zones
All of the following are required:
1. Primary windows shall be
proportioned vertically,
rather than horizontally;
2. Vertical windows may be
combined to create a larger
window area;
3. All doors shall be made of
wood, fiberglass, metal, or
glass and trimmed with
three and one-half inches
(3 1/2") minimum head and
jamb trim around the door;
4. Screen doors shall be
allowed in combination
with any door type listed
above are above;
5. Primary entry doors shall
face a common open area
or street, and shall be
paneled or have inset
windows; and
6. Sliding glass doors shall
not be permitted along a
frontage elevation or an
elevation facing a
pedestrian easement.
SCALE, BULK, AND CHARACTER: Residential communities are intended for people and cottages that have appropriate scale and bulk
contribute to the sense of orientation to people. Variety in the character of cottages helps to minimize visual monotony whil e helping to foster a
perception of uniqueness of place.
Guidelines: A diverse yet complementary streetscape shall be provided by using elevations and models that demonstrate a variety of floor
plans, home sizes, and character.
All zones
All of the following are required:
1. The primary building form
shall be the dominating
form and elements such as
porches, principal dormers,
or other significant features
shall not dominate;
2. Primary porch plate heights
shall be one story. Stacked
porches are allowed; and
3. To differentiate the same
models and elevations,
different colors shall be
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 134/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
used; and
4. No more than two (2) of
the same model and
elevation shall be built
within the same cluster and
the same model and
elevation shall not be
abutting, adjacent, or
diagonal.
ROOFS: Roof forms and profiles are an important component in the architectural character of cottages and contribute to the massing, scale, and
proportion of the home. Roofs also provide opportunity to create variety, especially for cottages of the same model.
Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of
bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged.
Standards:
All zones
Both of the following are required:
1. A variety of roofing colors
shall be used within the
development and all roof
material shall be fire
retardant; and
2. Cottage developments shall
use a variety of roof forms
appropriate to the style of
the home.
EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately an d used
consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes.
Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home.
Standards:
All zones
Both of the following are required:
1. Eaves shall be at least
twelve inches (12") with
horizontal fascia or fascia
gutter at least five inches
(5") deep on the face of all
eaves.
2. Rakes on gable ends must
extend a minimum of two
inches (2") from the
surface of exterior siding
materials.
ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a cottage and the community. It helps to create a
desirable human scale and a perception of a quality, well-designed home.
Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the house, including but not lim ited to
detailing like trim, columns, and/or corner boards.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 135/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Standards:
All zones
All of the following are required:
1. Three and one-half inches
(3 1/2") minimum trim
surrounds all windows and
details all doors;
2. At least one of the
following architectural
details shall be provided on
each home: shutters, knee
braces, flower boxes, or
columns;
3. Where siding is used, metal
corner clips or corner
boards shall be used and
shall be at minimum two
and one-half inches (2
1/2") in width and painted.
If shutters are used, they
shall be proportioned to the
window size to simulate
the ability to cover them;
4. If columns are used, they
shall be round, fluted, or
strongly related to the
home’s architectural style.
Six inches by six inches
(6" x 6") posts may be
allowed if chamfered
and/or banded. Exposed
four inches by four inches
(4" x 4") and six inches by
six inches (6" x 6") posts
are prohibited; and
5. If one siding material is
used on any side of the
cottage that is at least two
(2) stories, a horizontal
band that measures at least
eight inches (8") is
required between the first
and second story.
MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of diversity of housing stock in the cottage
community.
Guidelines: A diversity of materials and color shall be used throughout the community. A variety of materials that are appropriate to the
architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of co lor or tone.
All zones
All of the following are required:
1. Acceptable exterior wall
materials are: wood,
cement fiberboard, stucco,
stone, and standard sized
brick three and one-half
inches by seven and
one-half inches (3 1/2" x 7
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 136/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1/2") or three and
five-eighths inches by
seven and five-eighths
inches (3 5/8" x 7 5/8").
Simulated stone, wood,
stone, or brick may be used
to detail cottages;
2. When more than one
material is used, changes in
a vertical wall, such as
from wood to brick, shall
wrap the corners no less
than twenty four inches
(24"). The material change
shall occur at an internal
corner or a logical
transition such as aligning
with a window edge or
chimney. Material
transition shall not occur at
an exterior corner;
3. Multiple colors on
buildings shall be
provided. Color palettes for
all new structures, coded to
the home elevations, shall
be submitted for approval;
4. Abutting, adjacent, and
diagonal cottages shall be
of differing color. Color
palettes for all new
cottages, coded to the
home elevations, shall be
submitted for approval; and
5. Gutters and downspouts
shall be integrated into the
color scheme of the home
and be painted, or of an
integral color, to match the
trim color.
MAIL AND NEWSPAPERS:
Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible wit h the
cottages.
All zones
All of the following are required:
1. Mailboxes shall be
clustered and located so as
to serve the needs of USPS
while not adversely
affecting the privacy of
residents;
2. Mailboxes shall be
lockable consistent with
USPS standards; and
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 137/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Mailboxes shall be
architecturally enhanced
with materials and details
typical of the home’s
architecture.
MECHANICAL EQUIPMENT:
Guidelines: Mechanical equipment shall be placed so as to not negatively impact neighbors.
All zones Mechanical equipment shall only be located in the rear and side yards.
UTILITIES:
All zones All surface and roof-top equipment shall be screened or enclosed from public view.
DUMPSTER/TRASH/RECYCLING COLLECTION AREA:
All zones
Both of the following are required:
1. Trash and recycling
containers shall be located
so that they have minimal
impact on residents and
their neighbors and so that
they are not visible to the
general public; and
2. A screened enclosure in
which to keep containers
shall be provided or
garages shall be built with
adequate space to keep
containers. Screened
enclosures shall not be
located within front yards.
In addition, see RMC
4-4-090, Refuse and
Recyclables Standards, for
additional requirements.
(Ord. 5518, 12-14-2009; Ord. 5649, 12-12-2011; Ord. 5744, 1-12-2015; Ord. 5790, 4-25-2016; Ord. 5841,
6-12-2017; Ord. 5917, 12-10-2018; Ord. 6042, 12-13-2021)
4-2-116 ACCESSORY DWELLING UNIT RESIDENTIAL DESIGN STANDARDS:
A. PURPOSE:
Accessory dwelling units (ADUs) are intended to create affordable, flexible housing opportunities that take
advantage of the City’s existing infrastructure while addressing the need for increased housing choices that reflect
changing lifestyles and environmental concerns.
The purpose of this Section is to encourage development that enhances quality of life by encouraging new
residential development to produce neighborhoods of well-designed homes and promote and facilitate ADU
construction in new and existing developed areas, while preserving neighborhood character and ensuring minimal
disruption to surrounding property owners.
This Section lists elements that are required to be included in all ADU development in the zones stated in subsection
B of this Section. Each element includes both standards and guidelines. Standards are provided for predictability.
These standards specify a prescriptive manner in which the requirement can be met. Guidelines for each element are
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 138/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
provided for flexibility. These guidelines provide direction for those who seek to meet the required element in a
manner that is different from the standards.
1. The determination as to the satisfaction of the requirement through the use of the guidelines is to be made by the
Community and Economic Development Administrator when no other permit or approval requires Hearing
Examiner review.
2. When it has been determined that the proposed manner of meeting the design requirement through guidelines is
sufficient, that design requirement shall be considered satisfied.
B. APPLICABILITY:
1. This Section shall apply to ADUs in the following zones: Residential -4 (R-4), Residential-6 (R-6), Residential-8
(R-8), Residential-10 (R-10), and Residential-14 (R-14).
2. If the primary structure where the ADU is proposed does not comply with the adopted architectural detailing
standards adopted in the residential design standards (RMC 4-2-115E3), the primary structure shall be brought to
proportional compliance prior to the issuance of ADU building permits.
a. The amount invested in physical improvements to reduce or eliminate the nonconformity related to the
architectural detailing shall be determined by multiplying the valuation of the ADU, as determined by the City,
by ten percent (10%).
b. The Department shall evaluate and approve the allocation of the required investment in bringing the primary
structure into compliance based on the above formula and RMC 4 -2-115E3. (Ord. 6002, 12-14-2020)
C. REQUIREMENTS:
WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a home and, when they
incorporate architectural elements of the home, they contribute to the overall balance and integration of the building form. Additionally,
when they represent a significant amount of the facade of a home, they amplify the sense that the community is oriented to people.
Guidelines: Windows and doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned
vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors sh all be a focal
point of the dwelling and be in scale with the home. All doors shall be of the same character as the home and architecturally consistent
with the doors on the primary structure.
Standards:
R-10 and R-14 All of the following are required for new ADU construction:
1. Primary windows shall be
proportioned vertically,
rather than horizontally;
2. Vertical windows may be
combined together to
create a larger window
area;
3. All doors shall be made of
wood, fiberglass, metal,
or glass and trimmed with
three and one-half inches
(3 1/2") minimum head
and jamb trim around the
door;
4. Sliding glass doors are not
permitted along a frontage
elevation or an elevation
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 139/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
facing a pedestrian
easement.
SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes that have appropriate scale and bulk
to contribute to the sense of orientation to people.
Guidelines: The ADU shall visually demonstrate that it is accessory, or subordinate, to the primary structure by its reduced scale and bu lk.
Standards:
R-4, R-6, R-8, R-10, and
R-14
The ADU shall be architecturally compatible with significant architectural details
of the primary structure, dominating forms, and design elements, such as eaves,
roof pitch, roof form, porches, principal dormers, materials, and other significant
architectural features.
EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately an d
used consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes.
Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home.
Standards:
R-4, R-6, and R-8 Both of the following are required:
1. Eaves projecting from the
roof of the entire building
at least twelve inches
(12") with horizontal
fascia or fascia gutter at
least five inches (5") deep
on the face of all eaves,
and
2. Rakes on gable ends must
extend a minimum of two
inches (2") from the
surface of exterior siding
materials.
R-10 and R-14 The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all
eaves.
ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the community. It helps create
a desirable human scale and a perception of a quality, well-designed home.
Guidelines: The ADU shall visually demonstrate a clear relationship with the primary structure so that the two (2) structures are
architecturally compatible. Architectural detail shall be provided that is consistent with the architectural character of the primary structure;
detailing like materials and color, fenestration, trim, columns, eaves, and/or corner boards shall reflect the architectural character of the
primary structure.
Standards:
R-4, R-6, and R-8 If one siding material is used on any side of the dwelling that is two (2) stories or
greater in height, a horizontal band that measures at least eight inches (8") is
required between the first and second story.
Additionally, one of the following is required:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 140/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Three and one-half inches
(3 1/2") minimum trim
surrounds all windows
and details all doors; or
2. A combination of shutters
and three and one-half
inches (3 1/2") minimum
trim details all windows,
and three and one-half
inches (3 1/2") minimum
trim details on all doors.
R-10 and R-14 All of the following are required:
1. Three and one-half inches
(3 1/2") minimum trim
surrounds all windows
and details all doors;
2. At least one of the
following architectural
details shall be provided
on each home: shutters,
knee braces, flower boxes,
or columns;
3. Where siding is used,
metal corner clips or
corner boards shall be
used and shall be at
minimum two and
one-half inches (2 1/2") in
width and painted. If
shutters are used, they
shall be proportioned to
the window size to
simulate the ability to
cover them; and
4. If columns are used, they
shall be round, fluted, or
strongly related to the
home’s architectural style.
Six inches by six inches
(6" x 6") posts may be
allowed if chamfered
and/or banded. Exposed
four inches by four inches
(4" x 4") and six inches
by six inches (6" x 6")
posts are prohibited.
MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of diversity of housing stock in the
community.
Guidelines: The ADU shall have a consistent design with the primary structure, including but not limited to the use of the same building
materials and color.
R-4, R-6, and R-8 The ADU shall be of the same building material and color as the primary
structure.
Where masonry siding is proposed at the edge of a facade, it shall also extend
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 141/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
along the adjoining facade no less than twenty four inches (24"), measured
horizontally from the corner of the structure.
Additionally, one of the following is required:
1. A minimum of two (2)
colors (body with
different color trim is
acceptable), or
2. A minimum of two (2)
differing siding materials
(horizontal siding and
shingles, siding and
masonry or masonry-like
material, etc.). One
alternative siding material
must comprise a
minimum of thirty percent
(30%) of the street-facing
facade.
GARAGES: The minimization of the visual impact of garages contributes to creating communities that are oriented to people and
pedestrians, as opposed to automobiles.
Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the
home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of v iew corridors.
Alley access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to
serve.
Standards:
R-4, R-6, R-8, R-10, and
R-14
To ensure adequate vehicular maneuvering area, ADUs that incorporate a
garage/carport shall have an obstruction-free area (inclusive of an alley) for a
length based on the width of the garage doors:
1. Nine-foot (9') garage
doors shall be at least
twenty-six feet (26') from
the adjacent property line;
or
2. Sixteen-foot (16') garage
doors shall be at least
twenty-four feet (24')
from the adjacent property
line.
R-4, R-6, and R-8 If an attached garage is wider than twenty six feet (26'), at least one garage door
shall be recessed a minimum of four feet (4') from the other garage door.
The garage doors contain a minimum of thirty percent (30%) glazing, architectural
detailing (e.g., trim and hardware), and are recessed from the front facade a
minimum of five feet (5'), and from the front porch a minimum of seven feet (7').
(Ord. 5960, 12-9-2019)
4-2-120 COMMERCIAL DEVELOPMENT STANDARDS
4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA,
& UC)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 142/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, &
COR)
4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR
COMMERCIAL ZONING DESIGNATIONS
4-2-120D (Repealed by Ord. 5355, 2-25-2008)
4-2-120E (Repealed by Ord. 5759, 6-22-2015)
4-2-120F (Repealed by Ord. 5759, 6-22-2015)
4-2-120A1
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 143/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, & UC)
CN CV CA UC-1 and UC-2
LOT DIMENSIONS
Minimum Lot Size for lots created after Nov. 10,
20049
5,000 sq. ft. 25,000 sq. ft. 5,000 sq. ft. Residential Plats: n/a
All Other Plats: 25 acres.
Minimum lot size can be amended
through Master Plan and Site Plan
Review, RMC 4-9-200.
Minimum Lot Width/Depth for lots created after
Nov. 10, 2004
None Residential Plats: width shall be 14
ft., depth shall be 65 ft.
All Other Plats: None
LOT COVERAGE
Maximum Lot Coverage for Buildings 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. 90% of total area or 100% if
parking is provided within the
building or within a parking garage.
DENSITY (Dwelling Units per Net Acre)
Minimum Net Residential Density9 None 20 dwelling units per net acre. 20 dwelling units per net acre. 85 dwelling units per net acre.
Maximum Net Residential Density9 20 dwelling units per net acre. 80 dwelling units per net acre.1, 21 60 dwelling units per net acre in the
City Center and Highlands
Community Planning Areas.
30 dwelling units per net acre in the
East Plateau and Kennydale
Community Planning Areas.
150 dwelling units per net acre.1, 21
SETBACKS
Minimum Front Yard14,18 15 ft.16 15 ft.4,5,8
Maximum Front Yard18 20 ft.15 20 ft.4,5,8
Minimum Secondary Front Yard14,18 15 ft.16 15 ft.4,5,8
Maximum Secondary Front Yard18 20 ft. 20 ft.4,5,8
Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line. n/a
Minimum Rear Yard18 None, except 15 ft. if lot abuts a lot zoned residential. None, except 15 ft. if lot abuts a lot
zoned residential.4,5,8
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 144/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
CN CV CA UC-1 and UC-2
Minimum Side Yard18 None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential. None, except 15 ft. if lot abuts a lot
zoned residential.4,5,8
Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4 -11-030.
BUILDING LIMITATIONS
Maximum Gross Floor Area of Any Single
Commercial Use on a Site
5,000 gross sq. ft. The maximum
size shall not be exceeded, except
by conditional use permit.2,9 These
restrictions do not apply to
residential uses subject to net
density limitations.
None
Maximum Gross Floor Area of Any Single Office
Use on a Site2, 9
3,000 gross sq. ft. The maximum
size shall not be exceeded, except
by conditional use permit.2,9 These
restrictions do not apply to
residential uses subject to net
density limitations.
None
Building Orientation All commercial uses shall have their
primary entrance and shop display
window oriented toward the street
frontage.
See urban design regulations in
RMC 4-3-100.
Commercial and civic uses shall
provide entry features on all sides of
a building facing a public
right-of-way or parking lot.
Except for unit lot subdivisions, the
front entry of residential only uses
shall be oriented to a public street.
See urban design regulations in RMC 4-3-100.
LANDSCAPING
General See RMC 4-4-070
HEIGHT
Maximum Building Height,6 except for Public
Facilities6, 20
35 ft. 50 ft., except 70 ft. for vertically
mixed use buildings (commercial
and residential).
Heights may exceed the Zone’s
maximum height with a Conditional
Use Permit.
50 ft., except 70 ft. for vertically
mixed use buildings (commercial
and residential).
Heights may exceed the Zone’s
maximum height with a Conditional
Use Permit.
10 stories along primary and
secondary arterials.
6 stories along residential/minor
collectors.
Maximum Height for Wireless Communication
Facilities6, 9
See RMC 4-4-140
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 145/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
CN CV CA UC-1 and UC-2
SCREENING
Outdoor, Loading, Repair, Maintenance, Work, or
Storage Areas; Surface-Mounted Utility and
Mechanical Equipment; Roof Top Equipment
(Except for Telecommunication Equipment)
See RMC 4-4-095
Refuse or Recyclables See RMC 4-4-090
PARKING
General See RMC 10-10-13 and 4-4-080
Required Location for Parking Businesses Located in Single
Family Dwellings or Duplexes:
Parking may not occur in front of
the building and/or in the area
between the front lot line and the
front building line; parking must
occur at the side or rear of the
property. Parking may be
accommodated off site in
accordance with RMC 4-4-080E2 or
at joint use facilities in accordance
with RMC 4-4-080E3.
Residential Uses: Structured
parking shall be required. Any
additional parking may not be
located between the building and
public street unless located within a
structured parking garage.
Commercial Uses: Parking may
not be located between the building
and the public street unless located
within a structured parking garage.
Mixed Use: Joint parking is
required subject to RMC
4-4-080E3.
Parking for residential units shall be
enclosed within the same building
as the unit it serves.
All residential parking shall be
structured parking. Parking for all
uses shall be located consistent with
RMC 4-3-100, Urban Design
Regulations. Site planning must
demonstrate feasible future location
of structured parking to
accommodate infill development.
ACCESS
Pedestrian See Urban Design Regulations in RMC 4-3-100
Vehicular None A connection shall be provided for
site-to-site vehicle access ways,
where topographically feasible, to
allow a smooth flow of traffic
across abutting CA lots without the
need to use a street. Access may
comprise the aisle between rows of
parking stalls, but is not allowed
between a building and a public
street.
A connection shall be provided for
site-to-site vehicle access ways,
where topographically feasible, to
allow a smooth flow of traffic
across abutting UC lots without the
need to use a street. Access may
comprise the aisle between rows of
parking stalls.
SIGNS
General See RMC 4-4-10011 See RMC 4-4-100.
Pole signs and roof signs are
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 146/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
CN CV CA UC-1 and UC-2
prohibited. Signs are subject to
Urban Design Regulations (RMC
4-3-100).
LOADING DOCKS
Location within Site See RMC 4-4-080.
Shall not be permitted on the side of the lot adjacent to or abutting a lot zoned residential.3
Parking, docking and loading areas
for truck traffic shall be off-street
and screened from view of abutting
public streets.
DUMPSTER/RECYCLING COLLECTION AREA
Size and Location of Refuse or Recycling Areas See RMC 4-4-090
CRITICAL AREAS
General See RMC 4-3-050
DESIGN REGULATIONS
General See Urban Design Regulations in RMC 4-3-100.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 147/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4803, 10-25-1999; Ord. 4851, 8-7-2000; Ord. 4917, 9-17-2001;
Amd. Ord. 4963, 5-13-2002; Ord. 5018, 9-22-2003; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004; Ord. 5153,
9-26-2005; Ord. 5191, 12-12-2005; Ord. 5286, 5-14-2007; Ord. 5330, 12-10-2007; Ord. 5331, 12-10-2007; Ord.
5387, 6-9-2008; Ord. 5437, 12-8-2008; Ord. 5528, 3-8-2010; Ord. 5744, 1-12-2015; Ord. 5746, 1-12-2015; Ord.
5759 (Att. D), 6-22-2015; Ord. 5778 (Att. A), 11-16-2015; Ord. 5791 (Att. B), 4-25-2016; Ord. 5795 (Att. A),
4-25-2016; Ord. 5841 (Att. C), 6-12-2017; Ord. 5899 (Att. C), 11-19-2018; Ord. 5917 (Att. B), 12-10-2018; Ord.
5922 (Att. A), 2-25-2019; Ord. 5965, 3-2-2020; Ord. 5981 (Att. B), 10-12-2020; Ord. 6029, 10-18-2021; Ord. 6044,
12-13-2021; Ord. 6089 (Att. B), 12-12-2022)
1 Please see Section 4-2-120C, Conditions Associated With Development Standards Tables For Commercial Zoning
Designations, for explanation of table footnotes.
4-2-120B1
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 148/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR)
CD CO COR
LOT DIMENSIONS
Minimum Lot Size for lots created after July
11, 19939
None 25,000 sq. ft. None
Minimum Lot Width/Depth for lots created
after July 11, 1993
None
LOT COVERAGE
Maximum Lot Coverage for Buildings None 65%19 of total lot area or 75%19 if parking is provided within the building or within a parking garage.
DENSITY (Dwelling Units per Net Acre)
Minimum Net Residential Density9 75 dwelling units per net acre. 75 dwelling units per net acre.22 Where a development involves residential, the
minimum density shall be 30 dwelling units per
net acre.
The same area used for commercial and office
development can also be used to calculate
residential density. Where commercial and/or
office areas are utilized in the calculation of
density, the City may require restrictive covenants
to ensure the maximum density is not exceeded
should the property be subdivided or in another
manner made available for separate lease or
conveyance.
Maximum Net Residential Density9 150 dwelling units per net acre.
Density may be increased to 200 dwelling units
per net acre subject to conditional use permit
approval.1, 21
150 dwelling units per net acre.
Density may be increased up to 250 dwelling units
per net acre subject to conditional use permit
approval.1, 21
50 dwelling units per net acre.1, 21
The same area used for commercial and office
development can also be used to calculate
residential density. Where commercial and/or
office areas are utilized in the calculation of
density, the City may require restrictive covenants
to ensure the maximum density is not exceeded
should the property be subdivided or in another
manner made available for separate lease or
conveyance.
SETBACKS
Minimum Front Yard14,18 None Residential Mixed Use Buildings: 0 ft.
Buildings less than 25 ft. in height: 15 ft.19
Buildings 25 ft. to 80 ft. in height: 20 ft.13,19
Buildings over 80 ft. in height: 30 ft.13,19
Determined through site plan review.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 149/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
CD CO COR
Maximum Front Yard18 15 ft. – for buildings, or for portions thereof, 25 ft.
or less in height.
None – for that portion of a building over 25 ft. in
height.
Residential Mixed Use Buildings: 15 ft.
All Other Buildings: None
Determined through site plan review.
Minimum Secondary Front Yard14,18 None 0 ft.19 for Residential Mixed use Buildings
15 ft.19 – for buildings less than 25 ft. in height.
20 ft.13,19 – for buildings 25 ft. to 80 ft. in height.
30 ft.13,19 – for buildings over 80 ft. in height.
Determined through site plan review.
Maximum Secondary Front Yard18 15 ft. – for buildings, or for portions thereof, 25 ft.
or less in height.
None – for that portion of a building over 25 ft. in
height.
Residential Mixed Use Buildings: 15 ft.15
All Other Buildings: None
Determined through site plan review.
Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line.
Minimum Rear Yard14,18 None, unless the ground floor facade provides
windows for living rooms of attached dwellings –
then 10 ft. – unless adjacent to an alley, then none.
Additionally, if the CD lot abuts a lot zoned
residential, then there shall be a 15 ft. landscaped
strip or a 5 ft. wide sight-obscuring landscaped
strip and a solid 6 ft. high barrier along the
common boundary with an additional 5 ft. setback
from the barrier.
None required, except, 15 ft. if abutting a lot
zoned residential.
Determined through site plan review.
Minimum Side Yard18 None, unless the ground floor facade provides
living room windows of attached dwellings – then
10 ft. – unless adjacent to an alley, then none.
Additionally, if the CD lot abuts a lot zoned
residential, then there shall be a 15 ft. wide
landscaped strip or a 5 ft. wide sight-obscuring
landscaped strip and a solid 6 ft. high barrier along
the common boundary with an additional 5 ft.
setback from the barrier.
None required, except 15 ft. if abutting or adjacent
to a residential zone.
Determined through site plan review.
Clear Vision Area n/a In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC
4-11-030.
BUILDING LIMITATIONS
Maximum Gross Floor Area of Any Residential
Use on a Site
Limited to 25% of the total gross floor area of all
buildings on site.
LANDSCAPING
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 150/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
CD CO COR
General See RMC 4-4-070
HEIGHT
Maximum Building Height 150 ft.6 250 ft.6 10 stories and/or 125 ft.6
Maximum Building Height When a Lot Is
Abutting a Lot Designated as Residential
20 ft. more than the maximum height allowed in
the abutting residential zone. Heights may exceed
the maximum height with a Hearing Examiner
conditional use permit.6
20 ft. more than the maximum height allowed in
the abutting residential zone.6
Determined through site plan review.
Maximum Height for Wireless Communication
Facilities6, 9
See RMC 4-4-140
SCREENING
Minimum Required for Outdoor Loading,
Repair, Maintenance, Storage or Work Areas;
Surface-Mounted Utility and Mechanical
Equipment; Roof Top Equipment (Except for
Telecommunication Equipment)
See RMC 4-4-095
Refuse or Recycling See RMC 4-4-090
PARKING AND LOADING
General See RMC 4-4-080 and RMC 10-10-13 See RMC 4-4-080 and RMC 10-10-13. Direct
arterial access to individual structures shall occur
only when alternative access to local or collector
streets or consolidated access with adjacent uses is
not feasible.
Required Location for Parking All parking shall be provided in the rear portion of
the site, with access taken from an alley, where
available. Surface parking shall not be located
between a building and a street. Parking may be
located off-site subject to a joint parking
requirement.
n/a
PEDESTRIAN ACCESS
General n/a A pedestrian connection shall be provided from a
public entrance to the street, unless the Reviewing
Official determines that the requirement would
unduly endanger the pedestrian.
Determined through site plan review.
SIGNS
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 151/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
CD CO COR
General See RMC 4-4-100
LOADING DOCKS
Location For permitted manufacturing and fabrication uses,
parking, docking and loading areas for truck
traffic shall be off-street and screened from view
of abutting public streets.
Not permitted on the side of the lot adjacent or
abutting to a lot zoned residential.3
Determined through site plan review.
DUMPSTER/RECYCLING COLLECTION AREA
Size and Location of Refuse or Recycling Areas See RMC 4-4-090
CRITICAL AREAS
General See RMC 4-3-050 and 4-3-090
SPECIAL DEVELOPMENT STANDARDS
Design Regulations See RMC 4-3-100, Urban Design Regulations Design District D of RMC 4-3-100, Urban Design
Regulations, shall apply to all residential mixed
use buildings.
Urban Design Regulations are not applicable to
other buildings.
See RMC 4-3-100, Urban Design Regulations.
Upper Story Setbacks None, unless adjacent to and facing a residentially
zoned lot or if the facade contains living room
windows – then 10 ft. for the second story and 15
ft. for all upper stories. Also, see RMC 4-3-100,
Urban Design Regulations
Residential mixed use buildings: buildings or
portions of buildings that exceed one hundred feet
(100') in height shall include upper story setbacks
as follows: The minimum setback for a seventh
(7th) story and succeeding stories shall be ten feet
(10') minimum from the preceding story,
applicable to each story, or an equivalent standard
that adds interest and quality to the building.
Buildings or portions of buildings that exceed fifty
feet (50') in height shall include upper story
setbacks 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 or an equivalent standard
that adds interest and quality to the building.
Roofline and Facade Modulation See RMC 4-3-100, Urban Design Regulations Residential mixed use buildings: buildings shall
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 building.
Buildings shall 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
building.
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 152/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 4466, 8-22-1994; Ord. 4631, 9-9-1996; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Ord. 4854, 8-14-2000;
Ord. 4900, 3-19-2001; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 5001, 2-10-2003; Ord. 5028,
11-24-2003; Ord. 5153, 9-26-2005; Ord. 5357, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5387, 6-9-2008; Ord. 5503
(Att. A), 11-16-2009, eff. 11-21-2009; Ord. 5528, 3-8-2010; Ord. 5744, 1-12-2015; Ord. 5746, 1-12-2015; Ord.
5759, 6-22-2015; Ord. 5791 (Att. C), 4-25-2016; Ord. 5841 (Att. D), 6-12-2017; Ord. 5899 (Att. D), 11-19-2018;
Ord. 5917, 12-10-2018; Ord. 5965 (Att. A), 3-2-2020; Ord. 5981 (Att. C), 10-12-2020; Ord. 6000 (Att. B),
12-14-2020; Ord. 6093 (Att. A), 11-28-2022; Ord. 6101 (Att. A), 12-12-2022)
1Please see Section 4-2-120C, Conditions Associated With Development Standards Tables For Commercial Zoning
Designations, for explanation of table footnotes.
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)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 153/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 154/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 155/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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)
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 156/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-2-120D (Repealed by Ord. 5355, 2-25-2008)
4-2-120E (Repealed by Ord. 5759, 6-22-2015)
4-2-120F (Repealed by Ord. 5759, 6-22-2015)
4-2-130 INDUSTRIAL DEVELOPMENT STANDARDS
4-2-130A DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING DESIGNATIONS
4-2-130B CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR INDUSTRIAL
ZONING DESIGNATIONS
4-2-130A
DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING DESIGNATIONS
IL IM IH
LOT DIMENSIONS
Minimum Lot Size for lots
created after September 1, 1985
35,000 sq. ft.
Minimum Lot Width/Depth for
lots created after September 1,
1985
None
LOT COVERAGE
Maximum Lot Coverage for
Buildings
65% of total lot area or 75% if
parking is provided within the
building or within a parking
garage
None
HEIGHT
Maximum Building Height5,
except for Public Facilities5,13
50 ft.;
Heights may exceed maximum with a Conditional Use Permit.
Maximum Height for Wireless
Communication Facilities5
See RMC 4-4-140.
SETBACKS8,11
Minimum Front Yard Principal Arterial streets:12 20 ft.
Other streets: 15 ft.; provided,
that 20 ft. is required if a lot is
adjacent to or abutting a lot zoned
residential.
Principal Arterial streets:12 20 ft.
Other streets: 15 ft. Except 50 ft.
is required if a lot is adjacent to or
abutting a lot zoned residential.
Principal Arterial streets:12 20 ft.
Other streets: 15 ft.
Minimum Secondary Front
Yard
Principal Arterial streets:12 20 ft.
Other streets: 15 ft. Except 50 ft. is required if a lot is adjacent to or
abutting a lot zoned residential.
Principal Arterial streets:12 20 ft.
Other streets: 15 ft.
Minimum Freeway Frontage
Setback
10 ft. landscaped setback from the property line.
Minimum Rear and Side
Yards11
None, except 20 ft. if lot is
adjacent to or abutting a lot zoned
residential; which may be reduced
to 15 ft. through the Site Plan
development review process.
None, except 50 ft. if lot is
adjacent to or abutting a lot zoned
residential.
None, except 50 ft. if lot abuts a
lot zoned residential.
20 ft. if lot abuts a lot zoned CN,
CV, CA, CD, CO, COR, or lot
with Public Facilities.
Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC
4-11-030.
LANDSCAPING
General See RMC 4-4-070
SCREENING
Minimum Required for Outdoor
Loading, Repair, Maintenance
or Work Areas; Outdoor
Storage, Refuse or Dumpster
Areas
See RMC 4-4-095
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 157/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
IL IM IH
Special Screening Requirements
for Tow Truck Operations and
Impoundment Yards
NA 6 to 10 ft. high solid wall or sight-obscuring fence required.
LOADING DOCKS
Location Not permitted on the side of the lot that is adjacent to or abutting a lot
zoned residential.2
NA
DUMPSTER/RECYCLING COLLECTION STATION OR CENTER
Location of Refuse or Recycling
Areas
See RMC 4-4-090
PARKING
General See RMC 4-4-080 and 10-10-13
SIGNS
General See RMC 4-4-100
CRITICAL AREAS
General See RMC 4-3-050 and 4-3-090
(Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5153, 9-26-2005; Ord. 5528, 3-8-2010; Ord. 5574,
11-15-2010; Ord. 5676, 12-3-2012; Ord. 5744, 1-12-2015; Ord. 5746, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5841,
6-12-2017; Ord. 5965, 3-2-2020; Ord. 6100 (Att. B), 12-5-2022)
4-2-130B CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR
INDUSTRIAL ZONING DESIGNATIONS
1. Reserved.
2. These provisions may be modified through the site development plan review where the
applicant can show that the same or better result will occur because of creative design
solutions, unique aspects or use, etc., which have not been fully planned at the time of site
plan development review.
3. Reserved.
4. Reserved.
5. 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)
6. Reserved.
7. Reserved.
8. Specified development standards may be modified by an Administrative Conditional
Use Permit in the Employment Area, or by a Hearing Examiner Conditional Use Permit
outside the Employment Area.
9. Reserved.
10. Reserved.
11. Allowed Projections into Setbacks:
Renton Municipal Code
Chapter 2 ZONING DISTRICTS – USES AND
STANDARDS
Page 158/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Eaves and cornices may extend over the required setback for a distance of up to
twenty-four inches (24").
b. 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.
c. Steps and decks having no roof and not exceeding forty -two inches (42") high may be
built within a front setback.
12. References to “principal arterial streets” include principal arterials as defined in the
Arterial Street Plan and depicted in RMC 4-2-080E. (Ord. 5804, 5-23-2016)
13. 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 (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 is
required at street level unless such setbacks are otherwise discouraged (e.g., inside the Center
Downtown Zone);
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 is 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 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, is permitted.
(Amd. Ord. 4963, 5-13-2002; Ord. 5519, 12-14-2009; Ord. 5574, 11-15-2010; Ord. 5607, 6-6-2011; Ord. 5676,
12-3-2012; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5965, 3-2-2020)
4-2-140 VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1 -3-1. (Amd. Ord. 4856,
8-21-2000; Ord. 5159, 10-17-2005)
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 159/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 3
ENVIRONMENTAL REGULATIONS AND OVERLAY DISTRICTS
CHAPTER GUIDE: Regulations restricting or governing development of environmentally sensitive areas, including
shorelines of the state, are contained in chapter 4 -3 RMC. 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 (i.e.,
shoreline permit procedures, aquifer permit procedures) are located in chapters 4 -8 and 4-9 RMC.
This Chapter last amended by Ord. 6090, November 28, 2022.
4-3-010 ADULT RETAIL AND ENTERTAINMENT REGULATIONS
4-3-020 AIRPORT RELATED HEIGHT AND USE RESTRICTIONS
4-3-030 (Reserved)
4-3-040 AUTOMALL DISTRICT
4-3-050 CRITICAL AREAS REGULATIONS
4-3-060 (Reserved)
4-3-070 PIPELINE NOTICE
4-3-080 (Repealed by Ord. 5759, 6-22-2015)
4-3-090 SHORELINE MASTER PROGRAM REGULATIONS
4-3-095 (Deleted by Ord. 5286, 5-14-2007)
4-3-100 URBAN DESIGN REGULATIONS
4-3-105 (Deleted by Ord. 4992, 12-9-2002)
4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS
4-3-120 VIOLATIONS OF THIS CHAPTER AND PENALTIES
4-3-010 ADULT RETAIL AND ENTERTAINMENT REGULATIONS: (Amd. Ord. 4827, 1 -24-2000)
A. PROHIBITED IN CERTAIN AREAS:
Adult motion picture theaters, peep shows, panorams, adult retail uses, and places of adult entertainment are
prohibited:
1. Within one thousand feet (1,000') of any residential zone or any single family or multiple family residential use;
and
2. Within one thousand feet (1,000') of any public or private elementary or secondary school; and
3. Within one thousand feet (1,000') of any family day care, day care center for children, nursery, or preschool; and
4. Within one thousand feet (1,000') of any facility or institution used primarily for religious purposes; and
5. Within one thousand feet (1,000') of any public park with the exclusion of public parks which solely consist of a
public trail; and
6. Within one thousand feet (1,000') of any other established adult motion picture theater, peep show, panoram, adult
retail use, or place of adult entertainment; and
7. Within one thousand feet (1,000') of an alcohol-serving tavern, bar, dance hall, restaurant or similar business; and
8. The City retains the discretion, when rare circumstances exist, to permit a use closer than the delineated setback
distance if natural features such as a wetland, natural area or creek or a built feature such as a major road creates an
actual setback that is greater than the direct line setback. (Amd. Ord. 4773, 3 -22-1999; Ord. 4828, 1-24-2000; Ord.
5597, 4-25-2011)
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 160/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
B. EXCEPTIONS:
Adult retail uses and adult entertainment businesses, as defined herein, shall be permitted provided the following
geographic criteria can be met:
1. Located within those zones west of State Route 167 and south of Interstate 405;
2. Located south of and not facing SW 16th Street;
3. Located west of and not facing East Valley Highway;
4. Not located within one thousand feet (1,000') of any established adult motion picture theater, peep show,
panoram, adult retail use, or place of adult entertainment;
5. Not located on a parcel that shares the same street frontage of any established adult motion picture theater, peep
show, panoram, adult retail use, or place of adult entertainment; and
a. Parcels located along or taking primary access from the same street without a bisecting primary arterial shall
be considered to share the same street frontage.
b. Parcels located within five hundred feet (500') of a street intersection shall be considered to have street
frontage along both intersecting streets.
6. Not located on or between SW 43rd and SW 41st Streets; and
7. Not located within one thousand feet (1,000') of the Boeing “Longacres” property. (Ord. 5597, 4 -25-2011; Ord.
5759, 6-22-2015)
C. MEASUREMENT PROCEDURE:
The distances provided in this Section shall be measured by following a straight line, without regard to intervening
buildings, from the nearest point of the property parcel upon which the proposed use is to be located to the nearest
point of the parcel of property, street or land use district boundary line from which the proposed land use is to be
separated. (Ord. 5597, 4-25-2011)
D. LIABILITY:
Nothing in this Section is intended to authorize, legalize or permit the establishment, operation or maintenance of
any business, building or use which violates any City regulation or statute of the State of Washington regarding
public nuisances, sexual conduct, lewdness or obscene or harmful matter or the exhibition or public display thereof.
(Ord. 5597, 4-25-2011)
E. VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Violation of this Section on adult retail and entertainment regulations is declared to be a public nuisance per se,
which may be abated by the City by way of nuisance abatement procedures, RMC 1 -3-3, or chapter 1-10 RMC,
Code Enforcement, or both, and not by criminal prosecution. (Ord. 4261, 2 -26-1990; Ord. 5159, 10-17-2005; Ord.
5597, 4-25-2011; Ord. 6034, 11-15-2021)
F. NONCONFORMING USES:
1. Amortization Schedule: Any adult entertainment, activity, use, or retail use located within the City limits on the
effective date of Ordinance No. 4827 (February 27, 2000) that is made nonconforming by this Section shall be
terminated within one year.
2. Extension Requests.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 161/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Timing: Such termination date may be extended upon the approval of an application filed with the City
within one hundred twenty (120) days of the effective date of the ordinance codified in this Section requesting
an extension to such one-year amortization period.
b. Decision Criteria: The administrative decision on whether or not to approve any extension period and the
length of such period shall be based upon the applicant demonstrating a significant economic hardship that is
based on an irreversible financial investment or commitment unique to that location made prior to the effective
date of the ordinance codified in this Section including, but not limited to, fixed assets and tenant
improvements. A determination of significant economic hardship shall be based upon the degree to which the
requirements of this Section diminish the viability of the business or precludes reasonable alternative uses of
the subject property.
c. Process: The extension request shall be processed as a Type V procedure pursuant to RMC 4 -8-080G.
d. Maximum Extension Period: No extension period shall be greater than one year.
e. Appeals: Rights to appeal the decision are governed by the provisions of RMC 4 -8-110E8 and F6. (Ord.
4828, 1-24-2000; Ord. 5597, 4-25-2011)
4-3-020 AIRPORT RELATED HEIGHT AND USE RESTRICTIONS:
A. AIRPORT INFLUENCE AREA ESTABLISHED:
In order to regulate the use of property in the vicinity of the airport, all of the land within Safety Zones 1 through 6
of the Renton Municipal Airport shall be known as the Airport Influence Area, as shown in subsection F of this
Section. (Ord. 5029, 11-24-03)
B. HEIGHT LIMITS:
Except as otherwise provided in this Code, no structure or tree shall penetrate the Federal Aviation Regulation Part
77 Objects Affecting Navigable Airspace, as shown in subsection G of this Section. (Ord. 1542, 4 -17-1956; Ord.
1829, 5-17-1960; Amd. Ord. 5029, 11-24-03)
C. USE RESTRICTIONS:
1. Notwithstanding any other provisions of this Code, no use may be made of land within Airport Safety Zones 1
through 4, as shown in subsection F of this Section, in such a manner as to create electrical interference with radio
communication between the airport and aircraft, making it difficult for fliers to distinguish between airport lights
and others, result in glare in the eyes of fliers using the airport, impair visibility in the vicinity thereof, or otherwise
endanger the landing, taking off, or maneuvering of aircraft.
2. Places of public assembly in the Airport Influence Area, as shown in subsection F of this Section, may be
conditioned in terms of frequency of use, time of use, and number of people assembled.
3. Residential uses may be conditioned in relation to residential density in the Airport Influence Area, as shown in
subsection F of this Section.
4. Nonresidential uses may be conditioned in relation to intensity of use in the Airport Influence Area, as shown in
subsection F of this Section.
5. Bird attractants, such as uncovered refuse dumpsters, and uses that produce smoke, dust, glare, vapor, gasses or
other emissions may be restricted in the Airport Influence Area, as shown in subsection F of this Section.
6. Noise-sensitive uses shall be prohibited from locating within the 65 DNL (or higher) noise contour of the Renton
Municipal Airport, as shown in subsection H of this Section. (Ord. 5029, 11-24-03)
D. HAZARD MARKING AND LIGHTING:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 162/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Any permit or variance granted as provided in this Section and affecting Airport Safety Zones 1 through 4, as shown
in subsection F of this Section, shall be so conditioned as to require the owner of the structure or tree in question to
install, operate and maintain thereon, at the owner’s own expense, such markers and lights as may be necessary to
give adequate notice to aircraft of the presence of such airport hazard.
E. SAFETY VERIFICATION AND NOTIFICATION:
1. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall
require one of the following:
a. A certificate from an engineer or land surveyor, that clearly states that the proposed use will not penetrate the
Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace (subsection G of
this Section); or
b. The maximum elevation of proposed buildings or structures based on the established airport elevation
reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting
Navigable Airspace (subsection G of this Section). Elevations shall be determined by an engineer or land
surveyor.
2. Within the Airport Influence Area, as shown in subsection F of this Section, disclosure notice shall be placed on
land title when property is subdivided, or as part of approval of conditional use permits, special use permits, building
permits, or other SEPA nonexempt projects. Such notice may relate to noise, low overhead flights, aviation
operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise.
3. Prior to approval of residential land use or other land uses where noise-sensitive activities may occur within the
Airport Influence Area, as shown in subsection F of this Section, an avigation easement shall be granted to the City
of Renton. The avigation easement shall be approved by the City Attorney prior to recording.
4. Prior to approval of land uses where aviation overflight may occur within the Airport Influence Area, as shown in
subsection F of this Section, an avigation easement shall be granted to the City of Renton. The avigation easement
shall be approved by the City Attorney prior to recording.
5. Applicants for projects located within the Airport Influence Area shall submit a description of construction and a
construction schedule prior to issuance of building permits to prevent construction equipment, such as cranes, from
penetrating the airspace without prior notification to responsible parties.
(Ord. 1542, 4-17-1956; Amd. Ord. 5029, 11-24-03; Ord. 5100, 11-1-04)
F. AIRPORT INFLUENCE AREA MAP:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 163/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5029, 11-24-03; Ord. 5100, 11-1-04)
G. FEDERAL AVIATION REGULATION PART 77 OBJECTS AFFECTING NAVIGABLE AIRSPACE:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 164/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 165/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5100, 11-1-04)
H. RENTON MUNICIPAL AIRPORT ANNUAL AVERAGE NOISE EXPOSURE MAP:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 166/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5029, 11-24-03; Ord. 5100, 11-1-04)
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 167/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-3-030 (Reserved)
4-3-040 AUTOMALL DISTRICT:
A. PURPOSE:
These regulations establish development standards to implement the Renton Automall Improvement Plan by guiding
the redevelopment of the Automall District.
(Ord. 5191, 12-12-2005; Ord. 5437, 12-8-2008; Ord. 5759, 6-22-2015)
B. Reserved.
(Ord. 5191, 12-12-2005; Ord. 5355, 2-25-2008; Ord. 5437, 12-8-2008; Ord. 5675, 12-3-2012; Ord. 5759,
6-22-2015)
C. USES PERMITTED IN THE RENTON AUTOMALL DISTRICT:
The following use provisions take precedence over the underlying zoning:
1. USES ALLOWED IN AREA A
Only the following uses are permitted within Automall Area A 2. USES ALLOWED IN AREAS B AND C
Within the CA Zone: Small vehicle sales;
Secondary uses including: Licensing bureaus, car rentals, public parking, and other uses
determined by the Administrator to directly support dealerships;
Within the IM Zone: Small vehicle sales, and existing office;
Secondary uses including: Licensing bureaus, car rentals, public parking, off-site parking
consistent with RMC 4-4-080E2 and other uses determined by the Administrator to directly
support dealerships.
All uses permitted by the underlying zoning
D. DEVELOPMENT STANDARDS FOR USES LOCATED WITHIN THE RENTON AUTOMALL – AREAS A,
B AND C:
All permitted uses in Area A and all auto sales and related uses in Areas B and C of the Renton Automall shall
comply with the following development standards:
ALL USES IN AREA A, DEALERSHIPS AND RELATED USES IN AREAS B AND C
SERVICE AREA ORIENTATION Service areas shall not face public street frontage.
LANDSCAPING – STREET
FRONTAGE LANDSCAPING
REQUIREMENTS
for lots that abut Lind Avenue S.W., S.W.
Grady Way, Talbot Road S. (SR-515),
East Valley Road, or Rainier Avenue S.
A 15-foot-wide landscape strip along these street frontages. This frontage requirement is in lieu of
the frontage requirement listed for the zone in chapter 4-2 RMC.
Unimproved portions of the right-of-way may be used in combination with abutting private property
to meet the required 15-foot landscape strip width.
The landscaping shall include a minimum 30-inch-high berm and red maples (Acer rubrum), or
other equivalent tree species required or approved by the Administrator on the City’s Approved Tree
List per RMC 4-4-070L, planted 25 feet on center.
LANDSCAPING – MINIMUM
AMOUNT AND LOCATION
Minimum 2.5% of the gross site area shall be provided as on-site landscaping. Landscaping shall be
consolidated and located at site entries, building fronts, or other visually prominent locations as
approved through the site plan development review process. Minimum landscaping may be reduced
to 2% of the gross site area where bioretention, permeable paving, or other low impact development
techniques consistent with the Surface Water Design Manual are integrated.
LANDSCAPE MAINTENANCE AND
TREE REMOVAL All landscaping is subject to maintenance pursuant to RMC 4-4-070P.
WHEEL STOPS If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be
installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where
these requirements differ from the requirements of the parking, loading and driveway regulations of
chapter 4-4 RMC, these requirements shall govern.
CUSTOMER PARKING Customer parking shall be designated and striped near entry drives and visible from public streets.
Where possible, customer parking shall be combined with abutting dealership customer parking and
shared access. Where these requirements differ from the requirements of the parking, loading and
driveway regulations of chapter 4-4 RMC, these requirements shall govern.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 168/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ALL USES IN AREA A, DEALERSHIPS AND RELATED USES IN AREAS B AND C
AUTOMALL RIGHT-OF-WAY
IMPROVEMENT PLAN
COORDINATION
Development shall be coordinated with the adopted right-of-way improvement plan which addresses
gateways, signage, landscaping, and shared access.
AUTOMALL IMPROVEMENT PLAN
COMPLIANCE
All development shall coordinate with the Automall Improvement Plan adopted by Resolution No.
3457. The plan addresses potential street vacations, right-of-way improvements, area gateways,
signage, landscaping, circulation, and shared access.
(Amd. Ord. 5355, 2-25-2008; Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016)
E. POTENTIAL WAIVER OF STREET VACATION FEES FOR DEALERSHIPS LOCATED WITHIN THE
RENTON AUTOMALL AREA A:
All street vacation fees and compensation for the right-of-way may be waived by the Council for developing
properties in Area A, provided:
1. The properties are designated to be vacated on the Automall Improvement Plan Map,
2. The application for street vacation conforms to RMC 9-14-10, Administrative Procedure for Right-of-Way
Vacations, and
3. The uses proposed conform to subsection C of this Section. (Amd. Ord. 4749, 10 -19-1998)
F. Reserved.
(Amd. Ord. 5331, 12-10-2007; Ord. 5437, 12-8-2008)
G. MAP OF AUTOMALL OVERLAY DISTRICTS:
The Automall Overlay is mapped in select ordinances amending this subsection and also identified in the City of
Renton’s COR Maps, the City’s online interactive mapping application available through the City’s website. (Amd.
Ord. 5355, 2-25-2008; Ord. 5675, 12-3-2012; Ord. 5759, 6-22-2015; Ord. 5867, 12-11-2017; Ord. 5979, 9-14-2020)
4-3-050 CRITICAL AREAS REGULATIONS:
4-3-050A PURPOSE
4-3-050B APPLICABILITY
4-3-050C EXEMPT, PROHIBITED AND NONCONFORMING ACTIVITIES
4-3-050D ADMINISTRATION AND INTERPRETATION
4-3-050E MAPS
4-3-050F SUBMITTAL REQUIREMENTS AND FEES
4-3-050G DEVELOPMENT STANDARDS
4-3-050H ALTERATIONS TO CRITICAL AREAS AND/OR BUFFERS – GENERAL REQUIREMENTS
4-3-050I ALTERATIONS TO CRITICAL AREAS BUFFERS
4-3-050J ALTERATIONS TO CRITICAL AREAS
4-3-050K VARIANCES
4-3-050L MITIGATION, MAINTENANCE AND MONITORING
4-3-050M APPEALS
4-3-050N UNAUTHORIZED ALTERATIONS AND ENFORCEMENT
4-3-050A PURPOSE:
The purposes of this Section are to:
1. Manage development activities to protect environmental quality, promote diversity of species, and habitat within
the City;
2. Ensure that activities in or affecting critical areas do not threaten public safety, cause nuisances, or destroy or
degrade critical area functions and values;
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 169/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Prevent the loss of critical area acreage and functions and strive for a net gain over present conditions through
restoration where feasible;
4. Assist or further the implementation of the policies of the Growth Management Act, the State Environmental
Policy Act, and the City Comprehensive Plan;
5. Provide City officials with information to evaluate, approve, condition or deny public or private development
proposals with regard to critical area impacts;
6. Protect the public life, health, safety, welfare, and property by minimizing and managing the adverse
environmental impacts of development within and abutting critical areas;
7. Protect the public from:
a. Avoidable monetary losses due to maintenance and replacement of public facilities and utilities, property
damage, public mitigation of avoidable impacts, and public emergency rescue and relief operations; and
b. Potential litigation on improper construction practices occurring in critical areas;
8. Reduce the potential for damage to life and property from abandoned coal mines, and return the land to
productive uses;
9. Maintain, to the extent practicable, a stable tax base by providing for the sound use and development of areas of
flood hazard areas so as to minimize future flood blight areas; and
10. Protect riparian habitat in order to provide for bank and channel stability, sustained water supply, flood storage,
recruitment of woody debris, leaf litter, nutrients, sediment and pollutant filtering, shade, shelter, and other functions
that are important to both fish and wildlife.
4-3-050B APPLICABILITY:
1. Lands to Which These Regulations Apply and Non-regulated Lands: The following critical areas are
regulated by this Section. Multiple development standards may apply to a site feature based upon overlapping
critical area(s) and/or critical area classifications:
a. Flood hazard areas.
b. Steep slopes (must have a minimum vertical rise of fifteen feet (15')), landslide hazards, erosion hazards,
seismic hazards, and/or coal mine hazards or on sites within fifty feet (50') of steep slopes, landslide hazards,
erosion hazards, seismic hazards, and/or coal mine hazards classified under RMC 4 -3-050G5a which are
located on abutting or adjacent sites.
c. Habitat Conservation Areas.
d. Streams and Lakes. All applicable requirements of this Section apply to Class F, Np, and Ns water bodies, as
defined in subsection G7 of this Section or on sites within one hundred feet (100') of Class F, Np, and Ns water
bodies, except Type S water bodies, inventoried as “Shorelines of the State,” are not subject to this Section, and
are regulated in RMC 4-3-090, Shoreline Master Program Regulations, and RMC 4-9-190, Shoreline Permits.
e. Wellhead Protection Areas.
f. Wetlands, Categories I, II, III, and IV or on sites within two hundred feet (200') of Category I, II, III, and IV
wetlands.
Wetlands created or restored as a part of a mitigation project are regulated wetlands. Regulated wetlands do not
include those artificial wetlands intentionally created from nonwetland sites, including, but not limited to, irrigation
and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and
landscape amenities, or those wetlands created after July 1, 1990, that were unintentionally created as a result of the
construction of a road, street, or highway.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 170/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
g. Sites Separated from Critical Areas, Nonregulated: As determined by the Administrator, these
regulations may not apply to development proposed on sites that are separated from critical areas by
pre-existing, intervening, and lawfully created structures, roads, or other substantial existing improvements. For
the purposes of this Section, the intervening lots/parcels, roads, or other substantial improvements shall be
found to:
i. Separate the subject upland property from the critical area due to their height or width; and
ii. Substantially prevent or impair delivery of most functions from the subject upland property to the
critical area. Such determination and evidence shall be included in the application file. Public notification
shall be given as follows:
(a) For applications that are not subject to notices of application pursuant to Chapter 4 -8 RMC, notice
of the buffer determination shall be given by posting the site and notifying parties of record, if any, in
accordance with Chapter 4-8 RMC.
(b) For applications that are subject to notices of application, the buffer determination or request for
determination shall be included with notice of application. Upon determination, notification of parties
of record, if any, shall be made.
2. Activities to Which These Regulations Apply: The provisions of this Section shall apply to any regulated
activity that potentially affects a critical area or its buffer unless otherwise exempted by these regulations. Where a
regulated activity would be partly within and partly outside a critical area or its buffer, the entire activity shall be
reviewed pursuant to the requirements of this Section. Applicable activities are as follows:
a. Removing, excavating, disturbing, or dredging soil, sand, gravel, minerals, organic matter or materials of any
kind.
b. Dumping, discharging, or filling with any material.
c. Draining, flooding, or disturbing the water level or water table, or diverting or impeding water flow.
d. Driving pilings or placing obstructions.
e. Constructing, substantially reconstructing, demolishing, or altering the size of any structure or infrastructure.
f. Destroying or altering vegetation through clearing, grading, harvesting, shading, or planting vegetation that
would negatively affect the character of a critical area.
g. Changing, significantly, water temperature, physical or chemical characteristics of water sources, including
quantity and pollutants by any activity.
h. Affecting, potentially, a critical area or buffer by any other activity not otherwise exempt from the provisions
of this Section as determined by the department.
4-3-050C EXEMPT, PROHIBITED AND NONCONFORMING ACTIVITIES:
1. Permit Required:
a. Development or Alteration: Prior to any development or alteration of a property containing a critical area
as defined in subsection B of this Section, entitled Applicability, the owner or designee must obtain a
development permit, critical area permit, and/or letter of exemption. No separate critical area permit is required
for a development proposal which requires development permits or which has received a letter of exemption.
b. Operating and Closure Permits – Wellhead Protection Areas: Wellhead Protection Areas operating
permit and closure permit requirements are contained in RMC 4-9-015, Aquifer Protection Areas Permits.
2. Letter of Exemption:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 171/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Flood Hazard Areas, Geologically Hazardous Areas, Habitat Conservation Areas, Streams and Lakes,
Wellhead Protection Areas, Wetlands: Except in the case of public emergencies, all other exemptions in this
subsection C may require that a letter of exemption be obtained from the Administrator prior to construction or
initiation of activities.
b. Applicability of Requirements to Exempt Activities: Exempt activities provided with a letter of exemption
may intrude into the critical area or required buffer subject to any listed conditions or requirements. Exempt
activities do not need to comply with mitigation ratios of subsection J of this Section unless required in
exemption criteria.
c. Reports and Mitigation Plans Required: A critical area report, and/or enhancement or mitigation plan shall
be required pursuant to subsections F and L of this Section, unless otherwise waived by the Administrator.
d. Administrator Findings: In determining whether to issue a letter of exemption for activities listed in this
subsection C, the Administrator shall find that:
i. The activity is not prohibited by this or any other provision of the Renton Municipal Code or State or
Federal law or regulation;
ii. The activity will be conducted using best management practices as specified by industry standards or
applicable Federal agencies or scientific principles;
iii. Impacts are minimized and, where applicable, disturbed areas are immediately restored;
iv. Where water body or buffer disturbance has occurred in accordance with an exemption during
construction or other activities, revegetation with native vegetation shall be required;
v. If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant
or substantial potential to degrade groundwater quality, then the Administrator may require compliance
with the Wellhead Protection Area requirements of this Section otherwise relevant to that hazardous
material, activity, and/or facility. Such determinations will be based upon site and/or chemical -specific
data.
3. Exemptions – Critical Areas and Buffers: Exempt activities are listed in the following table. If an “X” appears
in a box, the listed exemption applies in the specified critical area and required buffer. If an “X” does not appear in a
box, then the exemption does not apply in the particular critical area or required buffer. Where utilized in the
following table the term “restoration” means returning the subject area back to its original state or better following
the performance of the exempt activity. Activities taking place in critical areas and their associated buffers and listed
in the following table are exempt from the applicable provisions of this Section, provided a letter of exemption has
been issued. Whether the exempted activities are also exempt from permits will be determined based upon
application of chapters 4-8 and 4-9 RMC, or other applicable sections of the Renton Municipal Code. All activities
within shoreline jurisdiction are subject to Shoreline Master Program Regulations in RMC 4 -3-090 and 4-10-095.
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT
ACTIVITY
Flood Hazard
Areas
Geologic Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Type F,
Np, & Ns
Wellhead
Protection Areas Wetlands
a. Conservation, Enhancement, Education and Related Activities:
i. Natural
Resource/Habitat
Conservation or
Preservation2
X X X X X1 X
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 172/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT
ACTIVITY
Flood Hazard
Areas
Geologic Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Type F,
Np, & Ns
Wellhead
Protection Areas Wetlands
ii. Enhancement
activities as defined in
Chapter 4-11 RMC
X X X X X
iii. Approved
Restoration/Mitigation3 X X X X X1 X
b. Research and Site Investigation:
i. Nondestructive
Education and
Research
X X X X X1 X
ii. Site Investigative
Work4 X X X X X1 X
c. Agricultural, Harvesting, Vegetation Management:
i. Harvesting Wild
Foods5 X X X X X1 X
ii. Existing/Ongoing
Agricultural Activities6 X X X X X
iii. Dangerous Trees7 X X X X8 X1 X8
d. Surface Water:
i. New Surface Water
Discharges9 X X X
ii. Modification of
existing Regional
Stormwater Facilities10
X
iii. Flood Hazard Areas
Reduction11 X X
iv. Storm Drainage
Piping12 X
e. Roads, Parks, Public and Private Utilities18:
i. Relocation of
Existing Utilities out of
Critical Area and
Buffer13
X X X X X1 X
ii. Maintenance,
Operation, and Repair
of existing Parks,
Trails, Roads,
Facilities, and Utilities,
and the Construction of
New Trails14
X X X X
iii. Utilities, Traffic
Control, Walkways,
Bikeways Within
Existing, Improved
Right-of-Way or
Easements15
X X X X
iv. Modification of
Existing Utilities and
Streets by Ten Percent
(10%) or Less16
X X17 X17
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 173/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT
ACTIVITY
Flood Hazard
Areas
Geologic Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Type F,
Np, & Ns
Wellhead
Protection Areas Wetlands
f. Temporary Wetland Impacts:
i. Temporary Wetland
Impacts19 X X
g. Maintenance and Construction – Existing Uses and Facilities:
i. Remodeling,
Replacing, Removing
Existing Structures,
Facilities, and
Improvements20
X X X X
ii. Maintenance and
Repair – Any Existing
Public or Private Use21
X X X X
iii. Modification of an
Existing Single Family
Dwelling22
X X X X
iv. Existing Activities23 X X X X X
h. Emergency Activities:
i. Emergency
Activities24, 25, 26, 27 X X X X X1 X
i. Hazardous Materials:
i. Federal or State
Preemption28 X1
ii. Use of Materials
with No Risk29 X1
Footnotes:
1. If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or
substantial potential to degrade groundwater quality, then the Administrator may require compliance with the
Wellhead Protection Area requirements of this Section otherwise relevant to that hazardous material activity and/or
facility.
2. Conservation or preservation of soil, water, vegetation, fish and other wildlife. Within shoreline jurisdiction
this includes watershed restoration projects as defined in WAC 173-27-040(2)(o) or projects to improve fish or
wildlife habitat or fish passage approved by the Washington State Department of Fish and Wildlife as described in
WAC 173-27-040(2)(p).
3. Any critical area and/or buffer restoration or other mitigation activities which have been approved by the City.
Within shoreline jurisdiction this includes watershed restoration projects as defined in WAC 173 -27-040(2)(o) or
projects to improve fish or wildlife habitat or fish passage approved by the Washington State Department of Fish
and Wildlife as described in WAC 173-27-040(2)(p).
4. Site investigative work necessary for land use application submittals such as surveys, soil logs, percolation
tests and other related activities. Investigative work shall not disturb any more than five percent (5%) of the critical
area and required buffer. In every case, impacts shall be minimized and disturbed areas shall be immediately
restored at a one-to-one (1:1) ratio. Within shoreline jurisdiction, this includes the marking of property lines or
corners on state-owned lands, when such marking does not significantly interfere with the normal public use of the
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 174/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
surface water. Limitations on site exploration and investigative activities are defined in WAC 173 -27-040(2)(m) for
properties within shoreline jurisdiction.
5. The harvesting of wild foods in a manner that is not injurious to natural reproduction of such foods and
provided the harvesting does not require tilling of soil, planting of crops or alteration of the critical area.
6. Existing and ongoing agricultural activities including farming, horticulture, aquaculture and/or maintenance of
existing irrigation systems. Activities on areas lying fallow as part of a conventional rotational cycle are part of an
ongoing operation; provided, that the agricultural activity must have been conducted within the last five (5) years.
Activities that bring a critical area into agricultural use are not part of an ongoing operation. Maintenance of existing
legally installed irrigation, ditch and pipe systems is allowed; new or expanded irrigation, ditch, outfall or other
systems are not exempt. If it is necessary to reduce the impacts of agricultural practices to critical areas, a farm
management plan may be required based on the King County Conservation District’s Farm Conservation and
Practice Standards, or other best management practices. Within shoreline jurisdiction practices normal or necessary
for farming are defined in WAC 173 -27-040(2)(e).
7. Removal of non-native invasive ground cover or weeds listed by King County Noxious Weed Board or other
government agency or dangerous trees, as defined in Chapter 4 -11 RMC which have been approved by the City and
certified dangerous by a licensed landscape architect, or certified arborist, selection of whom to be approved by the
City based on the type of information required.
8. Limited to cutting of dangerous trees; such hazardous trees shall be retained as large woody debris in critical
areas and/or associated buffers, where feasible.
9. New surface water discharges in the form of dispersion trenches, outfalls and bioswales are allowed within the
outer twenty five percent (25%) of the buffer of a Category III or IV wetland only provided that: the discharge meets
the requirements of the Drainage (Surface Water) Standards (RMC 4 -6-030); no other location is feasible; and will
not degrade the functions or values of the wetland or stream. Where differences exist between these regulations and
RMC 4-6-030, these regulations will take precedence.
10. Modifications to existing regional stormwater management facilities operated and maintained under the
direction of the City Surface Water Utility that are designed consistent with the current version of the Washington
State Department of Ecology Stormwater Management Manual or meeting equivalent objectives.
11. Implementation of public flood hazard areas reduction and public surface water projects, where habitat
enhancement and restoration at a one-to-one (1:1) ratio are provided, and appropriate Federal and/or State
authorization has been received.
12. Installation of new storm drainage lines in any geologic hazard area when a geotechnical report clearly
demonstrates that the installation would comply with the criteria listed in RMC 4 -3-050.J.1 and that the installation
would be consistent with each of the purposes of the critical area regulations listed in RMC 4 -3-050.A. Also, to
qualify for the exemption, the report must propose appropriate mitigation for any potential impacts identified in the
report.
13. Relocation out of critical areas and required buffers of natural gas, cable, communication, telephone and
electric facilities, lines, pipes, mains, equipment and appurtenances (not including substations), with an associated
voltage of fifty five thousand (55,000) volts or less, only when required by a local governmental agency, and with
the approval of the City. Disturbed areas shall be restored.
14. Normal and routine maintenance, operation and repair of existing parks, trails, streets, roads, rights -of-way
and associated appurtenances, facilities and utilities where no alteration or additional fill materials will be placed
other than the minimum alteration and/or fill needed to restore those facilities or to construct new trails to meet
established safety standards. The use of heavy construction equipment shall be limited to utilities and public
agencies that require this type of equipment for normal and routine maintenance and repair of existing utility
structures and rights-of-way. In every case, critical area and required buffer impacts shall be minimized and
disturbed areas shall be restored during and immediately after the use of construction equipment.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 175/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
15. Within existing and improved public road rights-of-way or easements, installation, construction, replacement,
operation, overbuilding or alteration of all natural gas, cable, communication, telephone and electric facilities, lines,
pipes, mains, equipment or appurtenances, traffic control devices, illumination, walkways and bikeways. If activities
exceed the existing improved area or the public right -of-way, this exemption does not apply. Where applicable,
restoration of disturbed areas shall be completed. Within shoreline jurisdiction the exemption also applies to any
project with a certification from the governor pursuant to chapter 80.50 RCW.
16. Overbuilding (enlargement beyond existing project needs) or replacement of existing utility systems and
replacement and/or rehabilitation of existing streets, provided:
a. The work does not increase the footprint of the structure, line or street by more than ten percent (10%)
within the critical area and/or buffer areas, and occurs in the existing right -of-way boundary or easement
boundary.
b. Restoration shall be conducted where feasible. Compensation for impacts to buffers shall include
enhancement of the remaining buffer area along the impacted area where there is enhancement opportunity.
c. The Administrator determines that, based on best judgment, a person would not: (i) be able to
meaningfully measure, detect, or evaluate insignificant effects; or (ii) expect discountable effects to occur.
d. This exemption allows for ten percent (10%) maximum expansion total, life of the project. After the ten
percent (10%) expansion cap is reached, future improvements are subject to all applicable provisions of this
Section.
17. Exemption is not allowed in Category I wetlands.
18. Maintenance activities, including routine vegetation management and essential tree removal, and removal of
non-native invasive vegetation or weeds listed by the King County Noxious Weed Board or other government
agency, for public and private utilities, road rights-of-way and easements, and parks.
19. Temporary disturbances of a wetland due to construction activities that do not include permanent filling may
be permitted; provided, that there are no permanent adverse impacts to the critical area or required buffer, and areas
temporarily disturbed are restored at a one-to-one (1:1) ratio. Category I wetlands and Category II forested wetlands
shall be enhanced at a two-to-one (2:1) ratio in addition to being restored. For Habitat Conservation Areas, this
exemption applies only to Category I wetlands.
20. Remodeling, restoring, replacing or removing structures, facilities and other improvements in existence or
vested on the date this Section becomes effective and that do not meet the setback or buffer requirements of this
Section provided the work complies with the criteria in RMC 4 -10-090.
21. Normal and routine maintenance and repair of any existing public or private uses and facilities where no
alteration of the critical area and required buffer or additional fill materials will be placed. The use of heavy
construction equipment shall be limited to utilities and public agencies that require this type of equipment for normal
and routine maintenance and repair of existing utility or public structures and rights -of-way. In every case, critical
area and required buffer impacts shall be minimized and disturbed areas shall be restored during and immediately
after the use of construction equipment. Normal maintenance and repair for structures within shoreline jurisdiction is
defined by WAC 173-27-040(2)(b).
22. Additions and alterations of an existing single family residence and/or garage (attached or detached);
provided, that the addition/alteration does not increase the footprint of the structure lying within the critical area or
buffer; and provided, that no portion of the addition/alteration occurs closer to the critical area or required buffers
than the existing structure unless the structure or addition can meet required buffers. Existing or rebuilt accessory
structures associated with single family dwelling and rebuilt with the same footprint such as fences, gazebos, storage
sheds, and play houses are exempt from this Section. New accessory structures may be allowed when associated
with single-family dwellings such as fences, gazebos, storage sheds, play houses and when built on and located in a
previously legally altered area.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 176/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
23. Existing activities which have not been changed, expanded or altered, provided they comply with the
applicable requirements of chapter 4-10 RMC.
24. Emergency activities are those which are undertaken to correct emergencies that threaten the public health,
safety and welfare. An emergency means that an action must be undertaken immediately or within a time frame too
short to allow full compliance with this Section, to avoid an immediate threat to public health or safety, to prevent
an imminent danger to public or private property, or to prevent an imminent threat of serious environmental
degradation. Within shoreline jurisdiction, emergency activities are defined by WAC 173 -27-040(2)(d).
25. Emergency tree and/or ground cover removal by any City department or agency and/or public or private
utility involving immediate danger to life or property, substantial fire hazards, or interruption of services provided
by a utility.
26. Emergency activities in Wellhead Protection Areas: Public interest emergency use, storage, and handling of
hazardous materials by governmental organizations.
27. Temporary emergency exemptions shall be used only in extreme cases and not to justify poor planning by an
agency or applicant. Issuance of an emergency permit by the City does not preclude the necessity to obtain
necessary approvals from appropriate Federal and State authorities. Notwithstanding the provisions of this Section
or any other City laws to the contrary, the Administrator may issue a temporary emergency exemption letter if the
action meets the requirements:
a. An unacceptable threat to life or severe loss of property will occur if an emergency permit is not granted;
b. The anticipated threat or loss may occur before a permit can be issued or modified under the procedures
otherwise required by this Section and other applicable laws;
c. Any emergency exemption letter granted shall incorporate, to the greatest extent practicable and feasible
but not inconsistent with the emergency situation, the standards and criteria required for nonemergency
activities under this Section.
d. The emergency exemption shall be consistent with the following procedural and time requirements:
i. The emergency shall be limited in duration to the time required to complete the authorized
emergency activity; provided, that no emergency permit be granted for a period exceeding ninety (90)
days except as specified in RMC 4-3-050C.
ii. Any critical area altered as a result of the emergency activity must be restored within the ninety (90)
day period, except that if more than ninety (90) days from the issuance of the emergency permit is
required to complete restoration, the emergency permit may be extended to complete this restoration. For
the purposes of this paragraph, restoration means returning the affected area to its state prior to the
performance of the emergency activity.
iii. Notice of the issuance of the emergency permit and request for public comments shall be posted at
the affected site(s) and City Hall no later than ten (10) days after the issuance of the emergency permit. If
significant comments are received, the City may reconsider the permit.
iv. Expiration of Exemption Authorization: The emergency exemption authorization may be terminated
at any time without process upon a determination by the Administrator that the action was not or is no
longer necessary to protect human health or the environment.
28. Cleanups, monitoring and/or studies undertaken under supervision of the Washington Department of Ecology
or the U.S. Environmental Protection Agency.
29. Use, storage, and handling of specific hazardous materials that do not present a risk to the aquifer as
determined and listed by the Department.
30. Normal protective bulkhead is defined in WAC 173-27-040(2)(c).
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 177/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
31. The construction of docks are defined and limited by WAC 173 -27-040(2)(h).
32. The operation, maintenance, or construction of facilities as part of an irrigation system are defined in WAC
173-27-040(2)(i).
33. Limitations on the removal and control of aquatic noxious weeds is defined in WAC 173 -27-040(2)(n).
(Ord. 5976, 8-3-2020)
4. Exemptions – In Buffers Only: The activities listed in the following table are allowed within critical area
buffers, and are exempt from the applicable provisions of this Section, provided a letter of exemption has been
issued pursuant to this subsection C. If an “X” appears in a box, the listed exemption applies in the specified buffer.
If an “X” does not appear in a box, then the exemption does not apply in the required buffer. Whether the exempted
activities are also exempt from permits will be determined based upon application of chapters 4 -8 and 4-9 RMC, or
other applicable sections of the Renton Municipal Code. All activities within shoreline jurisdiction are subject to
Shoreline Master Program Regulations in RMC 4-3-090 and 4-10-095.
EXEMPTIONS WITHIN CRITICAL AREA BUFFERS
EXEMPT
ACTIVITY
Flood Hazard
Areas
Geologic Hazard
Area
Habitat
Conservation
Areas
Streams and
Lakes: Types F,
Np, & Ns
Wellhead
Protection Areas Wetlands
a. Activities in Critical Area Buffers:
i. Trails and Open
Space1 X X X X
ii. Stormwater
Treatment and
Flow Control
Facilities in
Buffer2
X
iii. Stormwater
Conveyance in
Buffer3
X X X
Footnotes:
1. Walkways and trails, and associated open space in critical area buffers located on public property, or where
easements or agreements have been granted for such purposes on private property. All of the following criteria shall
be met:
a. The trail, walkway, and associated open space shall be consistent with the Parks, Recreation, and Natural
Areas Plan. The City may allow private trails as part of the approval of a site plan, subdivision or other land use
permit approvals.
b. Trails and walkways shall be located in the outer twenty five percent (25%) of the buffer, i.e., the portion
of the buffer that is farther away from the critical area. Exceptions to this requirement may be made for:
i. Trail segments connecting to existing trails where an alternate alignment is not practical.
ii. Public access points to water bodies spaced periodically along the trail.
c. Enhancement of the buffer area is required where trails are located in the buffer. Where enhancement of
the buffer area abutting a trail is not feasible due to existing high quality vegetation, additional buffer area or
other mitigation may be required.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 178/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Trail widths shall be a maximum width of twelve feet (12'). Trails shall be constructed of permeable
materials which protect water quality, allow adequate surface water and ground water movements, do not
contribute to erosion, are located where they do not disturb nesting, breeding, and rearing areas, and designed
to avoid or reduce the removal of trees. Impervious materials may be allowed if pavement is required for
handicapped or emergency access, or safety, or is a designated nonmotorized transportation route or makes a
connection to an already dedicated trail, or reduces potential for other environmental impacts.
e. Any crossing over a stream or wetland shall be generally perpendicular to the critical area and shall be
accomplished by bridging or other technique designed to minimize critical area disturbance. It shall also be the
minimum width necessary to accommodate the intended function or objective.
2. Stormwater management facilities shall not be built within a critical area buffer except as allowed in
Reference 5, Wetlands Protection Guidelines of the City’s Surface Water Design Manual and shall require buffer
enhancement or buffer averaging when they are sited in areas of forest vegetation, provided the standard buffer zone
area associated with the critical area classification is retained pursuant to RMC 4 -3-050G2, and is sited to reduce
impacts between the critical area and surrounding activities.
3. Necessary conveyance systems including stormwater dispersion outfall systems designed to minimize impacts
to the buffer and critical area, where the site topography requires their location within the buffer to allow hydraulic
function, provided the standard buffer zone area associated with the critical area classification is retained pursuant to
RMC 4-3-050G2, and is sited to reduce impacts between the critical area and surrounding activities.
4. WAC 173-27-040(2)(g) defines and identifies the limitations on the construction of a single family home and
appurtenances. Single family residences and appurtenances must be located landward of the ordinary high water
mark and the perimeter of a wetland. Based on the results of a critical area report, and/or enhancement or mitigation
plan, the City shall condition development to require buffer enhancement or buffer averaging, site design that
reduces impacts between the critical area and surrounding activities, and a building setback.
(Ord. 5976, 8-3-2020)
5. Prohibited Activities: Prohibited activities are identified below for each critical area governed by this Section.
No action shall be taken by any person, company, agency, or applicant which results in any alteration of a critical
area except as consistent with the purpose, objectives, and requirements of this Section.
a. Floodways: Encroachments, including fill, new construction, substantial improvements, and construction or
reconstruction of residential structures is prohibited within designated floodways, unless it meets the provisions
of subsection G4e of this Section, Additional Restrictions within Floodways.
b. Streams/Lakes and Wetlands: Grazing of animals is not allowed within a stream, lake, wetland or their
associated buffers.
c. Wellhead Protection Areas:
i. All Wellhead Protection Areas – Pesticides and Fertilizers: The application of hazardous materials
such as pesticides or fertilizers containing nitrates within one hundred feet (100') of a well or two hundred
feet (200') of a spring.
ii. Zone 1, as identified in subsection G8 of this Section:
(a) Changes in land use and types of new facilities in which any of the following will be on the
premises:
(1) More than five hundred (500) gallons of hazardous material;
(2) More than one hundred fifty (150) gallons of hazardous material in containers that are
opened and handled;
(3) Containers exceeding five (5) gallons in size; or
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 179/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(4) Tetrachloroethylene (e.g., dry-cleaning fluid);
(b) Surface impoundments (as defined in Chapters 173-303 and 173-304 WAC);
(c) Hazardous waste treatment, storage, and disposal facilities;
(d) All types of landfills, including solid waste landfills;
(e) Transfer stations;
(f) Septic systems;
(g) Recycling facilities that handle hazardous materials;
(h) Underground hazardous material storage and/or distribution facilities;
(i) New heating systems using fuel oil except for commercial uses when the source of fuel oil is an
existing above-ground waste oil storage tank;
(j) Petroleum product pipelines;
(k) Hazardous materials use on the site in quantities greater than that allowed for new facilities as
provided in subsection C5ciia of this Section, changes in land use and types of new facilities, of this
subsection, once a facility is closed, relocated, or the use of hazardous materials is terminated,
reinstatement of the use of hazardous materials shall be prohibited;
(l) Facility closure, sale, transfer or temporary or permanent abandonment in a Wellhead Protection
Area without complying with the requirements of RMC 4 -9-015F, Closure Permit, and permit
conditions of this Section; and
(m) Facility changes in operations that increase the aggregate quantity of hazardous materials stored,
handled, treated, used, or produced with the following exception: An increase in the quantity of
hazardous materials is allowed up to the amount allowed for a new facility as provided by subsection
C5ciia of this Section, changes in land use and types of new facilities, of this Section.
iii. Zone 2, as identified in subsection G8 of this Section:
(a) Surface impoundments (as defined in Chapters 173 -303 and 173-304 WAC);
(b) Recycling facilities that handle hazardous materials;
(c) Hazardous waste treatment, storage, and disposal facilities;
(d) Solid waste landfills;
(e) Transfer stations;
(f) New heating systems using fuel oil stored in underground storage tanks; and
(g) Petroleum product pipelines.
iv. Zone 1 Modified, as identified in subsection G8 of this Section: The prohibitions of Zone 1
Modified are the same as Zone 1 with the exceptions as follows:
(a) Hazardous Materials Inventory: Existing facilities are not subject to the five hundred (500)
gallons maximum hazardous material quantity limitation in Zone 1 and therefore don’t have to reduce
inventory or relocate. Proposed facilities are subject to the maximum quantity.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 180/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(b) Septic Tanks: Existing septic tanks are allowed to remain and new septic tanks are allowed if City
sewers are not available.
(c) Surface Water Management: Infiltration of runoff is allowed and pipe materials are not subject to
Zone 1 specifications.
(d) Site Improvements: An existing facility that was in compliance with improvements required at the
installation of the facility is not subject to new site improvements (groundwater monitoring, paving,
runoff control, etc.).
6. Nonconforming Activities or Structures: Regulated activities legally in existence prior to the passage of this
Section, but which are not in conformity with the provisions of this Section, are subject to the provisions of RMC
4-10-090, Critical Areas Regulations – Nonconforming Activities and Structures.
4-3-050D ADMINISTRATION AND INTERPRETATION:
1. Interpretation: The Administrator shall have the power to render interpretations of this Section and to adopt and
enforce rules and regulations supplemental to this Section as he/she may deem necessary in order to clarify the
application of the provisions of this code. Such interpretations, rules and regulations shall be in conformity with the
intent and purpose of this Section. Provisions contained within this Section are considered the minimum
requirements and will not limit or repeal other provisions under State statute.
a. Relationship to Other Agencies and Regulations:
i. These critical areas regulations shall be in addition to zoning and other regulations adopted by the City.
Compliance with other regulations does not exempt the applicant from critical areas regulations. In the
event of any conflict between these regulations and any other City regulations, those regulations which
provide the greater protection to critical areas shall apply.
ii. Any individual critical area adjoined by another type of critical area shall have the buffer and meet the
requirements that provide the most protection to the critical areas involved. When any provision of this
Section or any existing regulation, or easement, covenant, or deed restriction granted to any governmental
body conflicts with this Section, that which provides more protection to the critical areas shall apply.
iii. Compliance with the provisions of this Section does not constitute compliance with other Federal,
State, and local regulations and permit requirements that may be required (for example, shoreline
substantial development or conditional use permits, shoreline variances, the Washington State Department
of Fish and Wildlife hydraulic project approval (HPA), Army Corps of Engineers Section 404 permits,
Department of Ecology 401 Water Quality Certifications and National Pollution Discharge Elimination
System (NPDES) permits). The applicant is responsible for complying with these requirements, apart from
the process established in this Section.
2. Duties of Administrator: The Administrator shall have the power and authority to issue decisions relative to and
enforce the provisions of this Section.
a. Compliance: The City shall not grant any approval or permit any regulated activity in a critical area or
associated buffer prior to fulfilling the requirements of this Section.
b. Review: The Administrator shall review all development permits to determine that the requirements of this
Section have been satisfied.
c. Finding of Conformance Required: Conformance with these critical area regulations shall be a finding in
any approval of a development permit or aquifer protection area permit, and such finding shall be documented
in writing in the project file.
3. Flood Hazard Areas:
a. Designation of the Floodplain Administrator: The Administrator is hereby appointed to administer,
implement, and enforce the provisions of this Section by granting or denying development permits in
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 181/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
accordance with its provisions. The Floodplain Administrator may delegate authority to implement these
provisions.
b. Enforcement: All development within special flood hazard areas is subject to the terms of this Section and
other applicable regulations. The standards of this Section are not intended to repeal, abrogate, or impair any
existing easements, covenants, or deed restrictions. However, where the standards of this Section and any other
applicable regulation, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more
stringent restrictions shall prevail. These regulations, and the various parts thereof, are hereby declared to be
severable. Should any standard of this Section be declared by the courts to be unconstitutional or invalid, such
decision shall not affect the validity of this Section as a whole, or any portion thereof, other than the section so
declared to be unconstitutional or invalid.
c. Basis for Establishing the Areas of Special Flood Hazard: The special flood hazard areas identified by the
Federal Insurance Administrator in a scientific and engineering report entitled “The Flood Insurance Study
(FIS) for King County, Washington and Incorporated Areas” dated August 19, 2020, and any revisions thereto,
with accompanying Flood Insurance Rate Maps (FIRMs), and any revisions thereto, are hereby adopted by
reference and declared to be a part of this Section. The FIS and the FIRM are on file at City of Renton, 1055
South Grady Way, Renton, WA 98057. The best available information for flood hazard area identification as
outlined in subsection D3f of this Section shall be the basis for regulation until a new FIRM is issued that
incorporates data utilized under subsection D3f of this Section.
d. Information to be Provided by Applicant: The applicant shall provide the Administrator the following
information:
i. The actual elevation, in relation to mean sea level, the North American Vertical Datum of 1988 (NAVD
88), of the lowest floor (including basement) of all new or substantially improved structures, and whether
or not the structure contains a basement where base flood elevation data is provided through the flood
insurance study or required.
ii. For all new or substantially improved flood proofed structures:
(a) The applicant shall verify and have recorded the actual elevation in relation to mean sea level, the
North American Vertical Datum of 1988 (NAVD 88); and
(b) Flood elevation certificates shall be submitted by an applicant to the Development Services
Division prior to the building’s finished floor construction. Finished floor elevation should be verified
by a preconstruction elevation certificate at the time of construction of a substantial structural element
of the finished floor (i.e., foundation form for the concrete floor). An as -built elevation certificate will
be provided prior to issuance of final occupancy.
iii. Where a structure is to be flood proofed, certification by a registered professional engineer or architect
that the flood proofing methods for any nonresidential structure meet flood proofing criteria in subsection
G4diii(b) of this Section;
iv. Description of the extent to which a watercourse will be altered or relocated as a result of proposed
development;
v. Where a structure is proposed in a V, V1-30, or VE zone, a V-zone design certificate;
vi. Where development is proposed in a floodway, an engineering analysis indicating no rise of the Base
Flood Elevation; and
vii. Any other such information that may be reasonably required by the Floodplain Administrator in order
to review the application.
e. Information to be Obtained and Maintained:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 182/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. Where base flood elevation data is provided through the FIS, FIRM, or required as in subsection D3f of
this Section, obtain and maintain a record of the actual (as-built) elevation (in relation to mean sea level)
of the lowest floor (including basement) of all new or substantially improved structures, and whether or
not the structure contains a basement.
ii. For all new or substantially improved flood proofed nonresidential structures where base flood
elevation data is provided through the FIS, FIRM, or as required in subsection D3f of this Section:
(a) Obtain and maintain a record of the elevation (in relation to mean sea level) to which the structure
was flood proofed.
(b) Maintain the flood proofing certifications required in subsection G4diii of this Section.
iii. Certification required by subsection G4ei of this Section.
iv. Records of all variance actions, including justification for their issuance.
v. Improvement and damage calculations.
vi. Maintain for public inspection all records pertaining to the provisions of this Section.
f. Use of Other Base Flood Data (in A and V Zones): When base flood elevation data has not been provided
(in A or V zones) in accordance with subsection D3c of this Section, Basis for Establishing the Areas of
Special Flood Hazard, the Floodplain Administrator shall obtain, review, and reasonably utilize any base flood
elevation and floodway data available from a federal, state, or other source, in order to administer subsection
G4d of this Section, Specific Standards, and subsection G4e of this Section, Additional Restrictions within
Floodways. (Ord. 5977, 8-10-2020)
4. Wellhead Protection Areas:
a. Annual Inspections: All permitted facilities in a Wellhead Protection Area will be subject to a minimum of
one inspection per year by a Department inspector.
b. Potential to Degrade Groundwater – Zone 2:
i. Potential for Impacts Equal to Facility in Zone 1: If the Administrator determines that an existing or
proposed facility located in Zone 2 of a Wellhead Protection Area has a potential to degrade groundwater
quality which equals or exceeds that of a permitted facility in Zone 1, then the Administrator may require
that facility to fully comply with requirements for Zone 1 contained in RMC 4 -3-050C5c and 4-3-050G8.
ii. Criteria: Criteria used to make the determination in this subsection D4 shall include but not be limited
to the present and past activities conducted at the facility; types and quantities of hazardous materials
stored, handled, treated, used or produced; the potential for the activities or hazardous materials to degrade
groundwater quality; history of spills at the site, and presence of contamination on site.
c. Finding of Conformance Required – Wellhead Protection Areas: No changes in land use shall be allowed
nor shall permits for development be issued if the Department finds that the proposed land use, activity, or
business is likely to impact the long-term, short-term or cumulative quality of the aquifer. The finding shall be
based on the present or past activities conducted at the site; hazardous materials that will be stored, handled,
treated, used or produced; and the potential for the land use, activity, or business to degrade groundwater
quality.
5. Review Authority: The Administrator shall have the authority to interpret, apply, and enforce this Section to
accomplish the stated purpose. Based upon site-specific review and analysis, the City may withhold, condition, or
deny development permits or activity approvals to ensure that the proposed action is consistent with this Section.
a. General: The Administrator is authorized to make the following administrative allowances and
determinations:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 183/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. Issue a critical areas permit for proposals not otherwise requiring a development permit.
ii. Issue written letters of exemption.
iii. Allow temporary emergency exemptions.
iv. Interpret critical areas regulations.
v. Approve the use of alternates in accordance with RMC 4-9-250E.
vi. Waive report content or submittal requirements provided criteria to waive studies are met.
vii. Grant administrative variances to those specified code sections listed in RMC 4 -9-250B.
viii. Require tests for proof of compliance.
ix. Grant modifications pursuant to RMC 4-9-250D.
b. Conditions of Approval: The Administrator is authorized, through conditions of approval, to modify the
proposal, including, but not limited to, construction techniques, design, drainage, project size/configuration, or
seasonal constraints on development. Upon review of a special study, the development permit shall be
conditioned to mitigate adverse environmental impacts and to assure that the development can be safely
accommodated on the site and is consistent with the purposes of this Section. A mitigation plan may be
required consistent with subsection L1 of this Section.
c. Geologically Hazardous Areas, Habitat Conservation Areas, Streams and Lakes, and Wetlands: The
Administrator is authorized, pursuant to subsection H of this Section, entitled Alterations To Critical Areas
And/Or Buffers – General Requirements, to make the following administrative allowances and determinations:
i. Geologically Hazardous Areas:
(a) Waive independent review of geotechnical reports.
(b) Increase or decrease required buffer for very high landslide hazard areas.
(c) Grant a modification for created slopes.
ii. Streams and Lakes:
(a) Approve proposals for buffer width reductions.
(b) Approve proposals for buffer width averaging.
iii. Wellhead Protection Areas:
(a) Issue operating and closure permits.
(b) Determine pipeline requirements.
(c) Determine if Zone 1 requirements should apply in Zone 2 of a Wellhead Protection Area.
iv. Wetlands:
(a) Determine whether wetlands are unregulated.
(b) Extend the valid period of a wetland delineation.
(c) Approve proposals for buffer width reductions of up to twenty five percent (25%).
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 184/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(d) Approve proposals for buffer width averaging.
(e) Authorize other category level for created or restored wetlands.
(f) Waive requirements of this Section upon determination that all impacts on wetlands would be
mitigated as part of an approved area-wide wetlands plan that, when taken as a whole over an approved
schedule or staging of plan implementation, will meet or exceed the requirements of this Section.
4-3-050E MAPS:
1. Maps Show Approximate Location of Critical Areas: The approximate location and extent of critical areas
within the City are shown on the critical areas inventory maps. The City supports a website, Maps and GIS Data,
which supports mapping applications, a map gallery, and downloadable GIS data. These maps shall be used for
informational purposes and as a general guide only, for the assistance of property owners and other interested
parties; the boundaries and locations shown are generalized. The actual presence or absence, type, extent,
boundaries, and classification of critical areas on a specific site shall be identified in the field by a qualified
consultant and confirmed by the Department, according to the procedures, definitions, and criteria established by
this Section. In the event of any conflict between the critical area location or designation shown on the City’s maps
and the criteria or standards of this Section, the criteria and standards shall prevail.
2. Map Updates: The Department updates critical area maps based on critical area reports prepared for permit
applications.
3. Flood Hazard Areas:
a. Basic Map and Documentation Identifying Hazards: Flood hazard areas are identified by the Federal
Insurance Administration in a scientific and engineering report entitled the Flood Insurance Study for the City
of Renton, dated September 29, 1989, and any subsequent revision, with accompanying flood insurance maps
which are hereby adopted by reference and declared to be a part of this Section. The flood insurance study is on
file at the Public Works Department.
b. When Federal Insurance Study is Not Available: The Applicant shall obtain, for City review, and
reasonably utilization any base flood elevation and floodway data available from a Federal, State or other
source, in the following instances:
i. To administer subsection G of this Section when base flood elevation data has not been provided in
accordance with this subsection E.
ii. To identify flood hazard areas that will be regulated; until a new Flood Insurance Rate Map is issued
which incorporates the data utilized under subsection D of this Section.
4. Steep Slope Delineation Procedure: The boundaries of a regulated steep sensitive or protected slope are
determined to be in the location identified on the City of Renton’s COR Maps, the City’s online interactive mapping
application available through the City’s website. An applicant’s qualified professional may substitute boundaries
independently derived from survey data for the City’s consideration in determining the boundaries of sensitive or
protected steep slopes. All topographic maps shall utilize two foot (2') contour intervals or the standard utilized in
the City of Renton Steep Slope Atlas.
5. Streams and Lakes: Water class shall be determined in accordance with subsection G7a of this Section.
a. Reclassification: The reclassification of a water body to a lower class (i.e., F to Np, or Np to Ns, etc.)
requires Administrator acceptance of a stream or lake study, followed by a legislative amendment to the map in
this subsection E prior to its effect. The reclassification of a water body to a higher class (i.e., Ns to Np, Np to
F, or F to S) requires either: Administrator acceptance of a stream or lake study or consultation with the
Washington Department of Fish and Wildlife, followed by a legislative amendment to the map in this Section.
b. Salmonid Migration Barriers: For the purposes of classifying or reclassifying water bodies, features
determined by the Administrator to be salmonid migration barriers pursuant to the definition in RMC 4 -11-190
shall be mapped. The Administrator shall prepare and update the map as appropriate.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 185/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
6. Wetlands: Categorization of wetlands shall be determined in accordance with subsection G9 of this Section, and
also refer to the City of Renton Wetland and Stream Corridors Critical Areas Inventory.
4-3-050F SUBMITTAL REQUIREMENTS AND FEES:
1. Preapplication Consultation: Any person intending to develop properties known or suspected to have critical
areas present is strongly encouraged to meet with the appropriate City department representative during the earliest
possible stages of project planning before major commitments have been made to a particular land use and/or project
design. Effort put into a preapplication consultation and planning will help applicants create projects which will be
more quickly and easily processed due to a better understanding on the part of applicants of regulatory requirements.
2. Plans and Studies Required: When an application is submitted for any building permit or land use review and/or
to obtain approval of a use, development or construction, the location of the critical areas and buffers on the site
shall be indicated on the plans submitted based upon an inventory provided by a qualified specialist.
a. Geologically Hazardous Areas:
i. Whenever a proposed development requires a development permit and a geologic hazard is present on
the site of the proposed development or on abutting or adjacent sites within fifty feet (50') of the subject
site, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering
geologist, shall be required. Specifically, geotechnical studies are required for developments proposed on
sites with any of the following geologically hazardous areas:
(a) Sensitive and protected slopes;
(b) Medium, high, or very high landslide hazards;
(c) High erosion hazards;
(d) High seismic hazards;
(e) Medium or high coal mine hazards.
ii. The required studies shall demonstrate the following review criteria can be met:
(a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties
beyond pre-development conditions; and
(b) The proposal will not adversely impact other critical areas; and
(c) The development can be safely accommodated on the site.
iii. A mitigation plan may be required consistent with subsection L of this Section.
iv. Sensitive Slopes – Medium, High and Very High Landslide Hazards – High Erosion Hazards:
Development applications shall submit erosion control plans consistent with chapter 4-8 RMC, Permits –
General and Appeals.
v. Coal Mine Hazards:
(a) Medium Hazard – Report Required: Reports consistent with chapter 4-8 RMC, Permits –
General and Appeals, shall be prepared for development proposed within medium coal mine hazard
areas and for development proposed within two hundred feet (200') of a medium coal mine hazard
area.
(b) High Hazard – Report Required: Reports consistent with chapter 4-8 RMC, Permits – General
and Appeals, shall be prepared for development proposed within high coal mine hazard areas and for
development proposed within five hundred feet (500') of a high coal mine hazard area.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 186/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Habitat Conservation Areas: Based upon subsection G6 of this Section, Habitat Conservation Areas, the
City shall require a habitat/wildlife assessment for activities that are located within or abutting a critical habitat,
defined in RMC 4-11-030, or that are adjacent to a critical habitat, and have the potential to significantly
impact a critical habitat. The assessment shall determine the extent, function and value of the critical habitat
and potential for impacts and mitigation consistent with report requirements in RMC 4 -8-120D.
c. Streams and Lakes: The applicant shall be required to conduct a stream or lake study pursuant to RMC
4-8-120 if a site contains a water body or buffer area and changes to buffer requirements or alterations of the
water body or its associated buffer are proposed, either administratively or via a variance request. A stream or
lake study is also required when the project area is within one hundred feet (100') of a water body even if the
water body is not located on the subject property.
d. Wellhead Protection Areas: The City may require an applicant to prepare a hydrogeologic study if the
proposal has the potential to significantly impact groundwater quantity or quality, and sufficient information is
not readily available. Such a report shall be prepared by a qualified professional at the applicant’s expense.
Report content requirements may be specified by the City in accordance with State or Federal guidelines or
tailored to the particular development application. Peer review of the applicant’s report may be required in
accordance with this subsection F.
e. Wetlands:
i. Wetland Categorization: The applicant shall be required to conduct a study to determine the
categorization of the wetland if the subject property or project area is within two hundred feet (200') of a
wetland even if the wetland is not located on the subject property but it is determined that alterations of the
subject property are likely to impact the wetland in question or its buffer. If there is a potential Category I
or II wetland within three hundred feet (300') of a proposal, the City may require an applicant to conduct a
study even if the wetland is not located on the subject property but it is determined that alterations of the
subject property are likely to impact the wetland in question or its buffer.
ii. Wetland Delineation: A wetland delineation using the methods identified in the approved federal
delineation manual and applicable regional supplement, as required by WAC 173 -22-035, is required for
any portion of a wetland on the subject property that will be impacted by the permitted activities.
iii. Wetland Assessment: The applicant shall prepare a wetland assessment pursuant to RMC
4-8-120D23a through j.
f. Period of Validity: Studies submitted and reviewed are valid for five (5) years from date of study
completion unless the Administrator determines that conditions have changed significantly. The Administrator
may extend the period of validity, provided on-site conditions have not changed.
3. Testing Authorized:
a. Pipeline Requirements – Zone 1, As Identified in Subsection G8 of This Section: If the Department has
reason to believe that the operation or proposed operation of an existing non -potable water pipeline, defined in
RMC 4-11-160, in Zone 1 of a Wellhead Protection Area, may degrade groundwater quality, the Department
may require leakage testing of the existing pipeline in accordance with subsection G of this Section; and
installation, sampling, and sample analysis of monitoring wells. Routine leakage testing of existing pipelines in
Zone 1 may be required by the Department. Criteria for this determination are specified in subsection D of this
Section.
Should pipeline leakage testing reveal any leakage at any level, then the Department shall require immediate
repairs to the pipeline to the satisfaction of the Department such that no infiltration of water into the pipeline or
exfiltration of substances conveyed in the pipeline shall occur. Any repairs which are made shall be tested for
leakage pursuant to subsection G of this Section.
b. Pipeline Requirements – Zone 2, As Identified in Subsection G8 of This Section: If the Department has
reason to believe that the operation or proposed operation of an existing pipeline in Zone 2 of a Wellhead
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 187/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Protection Area may degrade groundwater quality, the Department may require leakage testing in accordance
with subsection G of this Section; installation, sampling, and sample analysis of groundwater monitoring wells;
repair of the pipeline to the satisfaction of the Department such that degradation of groundwater quality is
minimized or eliminated. Criteria for this determination are specified under subsection D of this Section.
4. Submittal Requirements: In order to be accepted for review, studies shall include all information as required in
chapter 4-8 RMC.
5. Fees: See the currently adopted City of Renton Fee Schedule brochure available at the City’s website or in the
City Clerk’s Office.
6. Independent Secondary Review: The City may require independent review of an applicant’s report as follows:
a. All Critical Areas: When appropriate due to the type of critical areas, habitat, or species present, project
area conditions, project scope, or potential for negative impacts to critical areas, or lack of substantial
documentation of impact avoidance in first study, the applicant may be required to prepare and/or fund analyses
or activities, including, but not limited to:
i. An evaluation by an independent qualified professional regarding the applicant’s analysis and the
effectiveness of any proposed mitigating measures or programs, to include any recommendations as
appropriate. This shall be paid at the applicant’s expense, and the Administrator shall select the third -party
review professional; and/or
ii. A request for consultation with the Washington Department of Fish and Wildlife, Washington State
Department of Ecology, or the local Native American Tribe or other appropriate agency; and/or
iii. Detailed surface and subsurface hydrologic features both on and abutting the site.
b. Additional Requirements for Geologically Hazardous Areas: Independent secondary review shall be
conducted in accordance with the following:
i. Required – Sensitive and Protected Slopes, and Medium, High, or Very High Landslide Hazards:
All geotechnical reports submitted in accordance with this subsection F, 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 of this Section.
ii. Required for Critical Facilities in High Erosion, High Seismic, Medium Coal Mine, or High Coal
Mine Hazards: The City shall require independent review of a geotechnical report addressing a critical
facility, defined in RMC 4-11-030, 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 of this Section.
iii. At City’s Discretion – High Erosion, High Seismic, Medium Coal Mine, or High Coal Mine
Hazards: For any proposal except critical facilities, the City may require independent review of an
applicant’s geotechnical report by qualified specialists selected by the City, at the applicant’s expense.
7. Waiver of Submittal Requirements: An applicant may request that the Administrator waive the report
requirement pursuant to subsection D of this Section, where it has been determined through field documentation that
critical areas are not present or as specified below:
a. Habitat Assessment: In cases where a proposal is not likely to significantly impact the critical habitat and
there is sufficient information to determine the effects of a proposal, an applicant may request that this report be
waived by the Administrator.
b. Streams and Lakes:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 188/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. Stream or Lake Study: This report may only be waived by the Administrator when the applicant
provides satisfactory evidence that:
(a) A road, building or other barrier exists between the water body and the proposed activity, or
(b) The water body or required buffer area does not intrude on the applicant’s lot, and based on
evidence submitted, the proposal will not result in significant adverse impacts to nearby water bodies
regulated under this Section; or
(c) Applicable data and analysis appropriate to the proposed project exists and an additional study is
not necessary.
ii. Stream or Lake Mitigation Plan: This plan may only be waived when no impacts have been identified
through a stream or lake study.
c. Wetland Assessment: The wetland assessment shall be waived by the Administrator when the applicant
provides satisfactory evidence that a road, building or other barrier exists between the wetland and the proposed
activity, when the buffer area, determined with a wetland categorization, needed or required will not intrude on
the applicant’s lot, or when applicable data and analysis appropriate to the project proposed exists and an
additional report is not necessary.
4-3-050G DEVELOPMENT STANDARDS:
1. General: No proposal shall result in a loss of critical area functions or values. If the applica tion of these
provisions would deny all reasonable use of the property, the applicant may apply for a variance as identified in
RMC 4-9-250.
2. Critical Area Buffers and Structure Setbacks from Buffers: The following critical area buffers and structure
setbacks from buffers are established for each critical area.
Critical Area Category or Type Critical Area Buffer Width Structure Setback beyond
Buffer1
Flood Hazard Areas
Flood Hazard
Areas None None
Geologically Hazardous Areas
Steep Slopes:2
Sensitive Slopes None3 None3, 4
Protected Slopes5 None3 15 ft.1
Landslide Hazards:2
Low None3 None3, 4
Medium None3 None3, 4
High None3 None3, 4
Very High5 50 ft. 15 ft.1
Erosion Hazards:
Low None None
High None None
Seismic Hazards:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 189/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Critical Area Category or Type Critical Area Buffer Width Structure Setback beyond
Buffer1
Low None None
High None None
Coal Mine Hazards:
Low None3 None3
Medium None3 None3
High None3 None3
Habitat Conservation Areas
Critical Habitats Established by Administrator per RMC 4-3-050G 15 ft.1
Streams and Lakes5
Type F 115 ft. 15 ft.1
Type Np 75 ft. 15 ft.1
Type Ns 50 ft. 15 ft.1
Wellhead Protection Areas
Zones 1 and 2 None None
Wetlands6
Low Impact Land Uses:7
High Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All Other
Scores
15 ft.1
Category I – Bogs
& Natural Heritage
Wetlands
175 ft.
Category I – All
Others 175 ft. 125 ft. 75 ft. 75 ft.
Category II 150 ft. 100 ft. 75 ft. n/a
Category III 100 ft. 75 ft. 50 ft. n/a
Category IV 40 ft. n/a
All Other Land Uses:
High Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All Other
Scores
15 ft.1
Category I – Bogs
& Natural Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 190/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Critical Area Category or Type Critical Area Buffer Width Structure Setback beyond
Buffer1
Category IV 50 ft. n/a
Footnotes:
1. The following may be allowed in the building setback area:
a. Landscaping;
b. Uncovered decks, less than eighteen inches (18") above grade;
c. Building overhangs, if such overhangs do not extend more than twenty four inches (24")
into the setback area; and
d. Impervious ground surfaces, such as driveways and patios, provided that such
improvements may be subject to water quality regulations and maximum impervious surface
limitations.
2. Buffers shall be established from the top, toe, and sides of slopes.
3. Based upon the results of a geotechnical report and/or independent review, conditions of
approval for developments may include buffers and/or setbacks from buffers.
4. Unless required pursuant to the adopted building code or Building Official.
5. When a required stream/lake buffer falls within a protected slope or very high landslide
hazard area, the stream/lake buffer width shall extend to the boundary of the protected slope
of very high landslide hazard area.
6. Areas that are functionally and effectively disconnected from the wetland by a
permanent road or other substantially developed surface of sufficient width and with use
characteristics such that buffer functions are not provided shall not be counted toward the
minimum buffer unless these areas can be feasibly removed, relocated or restored to provide
buffer functions.
7. Low intensity land uses include but are not limited to the following: unpaved trails, low
intensity open space (hiking, bird-watching, preservation of natural resources, etc.) and utility
corridor without a maintenance road and little or no vegetation management.
3. Native Growth Protection Areas:
a. Required: A native growth protection area shall be instituted to protect a critical area from any proposed
development for a non-exempt activity as follows:
i. Protected slopes and their associated buffers.
ii. Very high landslide hazard areas and their associated buffers.
iii. Class F, Np, and Ns, as defined in subsection G7 of this Section, streams or lakes and their associated
buffers.
iv. Category I, II, III, or IV wetlands, as defined in subsection G9c of this Section, and their associated
buffers.
b. May Be Required: Native growth protection areas may be required for high landslide hazard area buffers,
or for critical habitats and their buffers.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 191/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Application as Condition of Approval When Otherwise Not Required: A proposal may be conditioned to
provide for native growth protection areas.
d. Standards:
i. Trees, shrubs, and ground cover shall be retained in designated native growth protection areas.
ii. Any activities in native growth protection areas shall be consistent with applicable critical area
regulations.
iii. The City may require enhancement of native growth protection areas to improve functions and values,
reduce erosion or landslide potential, or to meet another identified purpose of these critical area
regulations.
e. Method of Creation: Native growth protection areas shall be established by one of the following methods,
in order of preference:
i. Tract and Deed Restriction: The applicant shall create a tract via the subdivision and record a
permanent and irrevocable covenant running with the land or deed restriction on the property title of any
critical area management tract or tracts created as a condition of a permit. Such covenant or deed
restriction(s) shall prohibit development, alteration, or disturbance within the tract except for purposes of
habitat enhancement as part of an enhancement project which has received prior written approval from the
City, and from any other agency with jurisdiction over such activity. A covenant running with the land
shall be placed on the tract restricting its separate sale. Each abutting lot owner or the homeowners’
association shall have an undivided interest in the tract.
ii. Conservation Easement: The applicant shall, subject to the City’s approval, convey to the City or
other public or nonprofit entity specified by the City, a recorded easement for the protection of the critical
area and/or its buffer.
iii. Protective Easement: The applicant shall establish and record a permanent and irrevocable easement
on the property title of a parcel or tract of land containing a critical area and/or its buffer created as a
condition of a permit. Such protective easement shall be held by the current and future property owner,
shall run with the land, and shall prohibit development, alteration, or disturbance within the easement
except for purposes of habitat enhancement as part of an enhancement project which has received prior
written approval from the City, and from any other agency with jurisdiction over such activity.
f. Marking Prior to and During Construction: The location of the outer extent of the critical area buffer and
areas not to be disturbed pursuant to an approved plan shall be marked with high visibility orange construction
fencing and silt fencing in the field to prevent disturbance by individuals and equipment during the
development or construction of the approved activity.
g. Permanent Fencing Required: Permanent fencing of the native growth protection area containing critical
area and buffers is required, except when studies document to the satisfaction of the reviewing official that such
fencing will adversely impact habitat connectivity.
h. Signage Required: The common boundary between a native growth protection area and the abutting land
must be permanently identified. This identification shall include permanent wood or metal signs on treated or
metal posts. Sign locations and size specifications shall be approved by the City. Suggested wording is as
follows: “Protection of this natural area is in your care. Alteration or disturbance is prohibited by law.”
i. Responsibility for Maintenance: Responsibility for maintaining the native growth protection easements or
tracts shall be held by a homeowners’ association, abutting lot owners, the permit applicant or designee, or
other appropriate entity, as approved by the City.
j. Maintenance Covenant and Note Required: The following note shall appear on the face of all plats, short
plats, PUDs, or other approved site plans containing separate native growth protection easements or tracts, and
shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 192/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
“MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action,
abutting or including a native growth protection easement [tract] are responsible for maintenance and
protection of the easement [tract]. Maintenance includes ensuring that no alterations occur within the tract and
that all vegetation remains undisturbed unless the express written authorization of the City has been received.”
4. Flood Hazard Areas:
a. Classification: Flood hazard areas are defined as the land in the floodplain subject to one percent (1%) or
greater chance of flooding in any given year. Designation on flood maps always includes the letters A or V.
b. Data to Be Used for Existing and Future Flow Conditions: The City shall determine the components of
the flood hazard areas after obtaining, reviewing and utilizing base flood elevations and available floodplain
data for a flood having a one percent (1%) chance of being equaled or exceeded in any given year, often
referred to as the “one hundred (100) year flood.” The City may require projections of future flow conditions
for proposals in unmapped potential flood hazard areas.
c. General Standards: In all flood hazard areas, the following standards are required:
i. Anchoring – All New Construction: All new construction and substantial improvements shall be
anchored to prevent flotation, collapse, or lateral movement of the structure resulting from hydrodynamic
and hydrostatic loads including the effects of buoyancy. (Ord. 5977, 8 -10-2020)
ii. Anchoring – Manufactured Homes: All manufactured homes must likewise be anchored to prevent
flotation, collapse or lateral movement, and shall be installed using methods and practices that minimize
flood damage. Anchoring methods may include, but are not limited to, use of over -the-top or frame ties to
ground anchors (reference FEMA’s Manufactured Home Installation in Frequently Flooded Areas
guidebook for additional techniques).
iii. Construction Materials and Methods:
(a) All new construction and substantial improvements shall be constructed with materials and utility
equipment resistant to flood damage.
(b) All new construction and substantial improvements shall be constructed using methods, statutes,
codes, rules, regulations and practices that minimize flood damage.
(c) Electrical, heating, ventilation, plumbing, and air -conditioning equipment and other service
facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or
accumulating within the components during conditions of flooding.
iv. Utilities:
(a) All new and replacement water supply systems shall be designed to minimize or eliminate
infiltration of flood waters into the system. A proposed water well shall be located on high ground that
is not in the floodway (WAC 173-160-171).
(b) New and replacement sanitary sewage systems shall be designed to minimize or eliminate
infiltration of flood waters into the systems and discharge from the systems into flood waters.
(c) On-site waste disposal systems shall be located to avoid impairment to them or contamination from
them during flooding.
v. Subdivision Proposals:
(a) All subdivision proposals shall be consistent with the need to minimize flood damage;
(b) All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and
water systems located and constructed to minimize flood damage;
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 193/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(c) All subdivision proposals shall have adequate drainage provided to reduce exposure to flood
damage; and
(d) All subdivision proposals shall show the flood hazard areas information and boundary on the
subdivision drawing including the nature, location, dimensions, and elevations of the subdivided area.
vi. Project Review:
(a) A development permit shall be obtained before construction or development begins within any area
of special flood hazard established in subsection D3c of this Section. The permit shall be for all
structures including manufactured homes, as set forth in chapter 4 -11 RMC, Definitions, and for all
development including fill and other activities, also as set forth in the chapter 4 -11 RMC, Definitions.
(b) Where elevation data is not available, either through the flood insurance study (FIS), Flood
Insurance Rate Map (FIRM), or from another authoritative source (subsection D3f of this Section),
applications for floodplain development shall be reviewed to assure that proposed construction will be
reasonably safe from flooding. The test of reasonableness is a local judgment and includes use of
historical data, high water marks, photographs of past flooding, etc., where available. Failure to elevate
at least two feet (2') above the highest adjacent grade in these zones may result in higher insurance
rates.
(c) Where base flood elevation data has not been provided or is not available from another
authoritative source, it shall be generated by the applicant.
(d) Review all development permits to determine that:
(1) The permit requirements of this Section have been satisfied;
(2) All other required state and federal permits have been obtained;
(3) The site is reasonably safe from flooding;
(4) The proposed development is not located in the floodway. If located in the floodway, assure
the encroachment provisions of subsection G4ei of this Section are met.
(5) Notify FEMA when annexations occur in the Special Flood Hazard Area. (Ord. 5977,
8-10-2020)
d. Specific Standards: In all flood hazard areas, the following provisions are required:
i. Residential Construction:
(a) In AE and A1-30 zones or other A zoned areas where the base flood elevation has been determined
or can be reasonably obtained, new construction and substantial improvement of any residential
structure shall have the lowest floor, which for the purposes of this Section includes basement or
attached garage as described in subsection G4di(e)(4) of this Section, elevated one foot (1') or more
above the base flood elevation. Mechanical equipment, ductwork, and utilities shall be elevated at least
one foot (1') above the base flood elevation.
(b) New construction and substantial improvement of any residential structure in an AO zone shall
meet the requirements in Appendix A, attached to Ordinance 5977, or superseding ordinances.
(c) New construction and substantial improvement of any residential structure in an Unnumbered A
zone, for which a base flood elevation is not available and cannot be reasonably obtained, shall be
reasonably safe from flooding, but in all cases the lowest floor and any attached garage floor shall be at
least two feet (2') above the highest adjacent grade.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 194/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(d) If buildings or manufactured homes are constructed or substantially improved with fully enclosed
areas below the lowest floor, the areas shall be used solely for parking of vehicles, building access, or
storage.
(e) Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be
designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry
and exit of floodwaters. Designs for meeting this requirement must meet or exceed the following
minimum criteria:
(1) Have a minimum of two (2) openings with a total net area of not less than one (1) square
inch for every square foot of enclosed area subject to flooding; and
(2) The bottom of all openings shall be no higher than one foot (1') above grade; and
(3) Openings may be equipped with screens, louvers, valves, or other coverings or devices
provided that they permit the automatic entry and exit of floodwater; and
(4) A garage attached to a residential structure, constructed with the garage floor slab below the
base flood elevation, must be designed to allow for the automatic entry and exit of floodwaters.
Alternatively, a registered engineer or architect may design and certify engineered openings.
ii. Manufactured Homes:
(a) All manufactured homes to be placed or substantially improved within Zones A1 -A30, AH, and AE
on the community’s Flood Insurance Rate Map (FIRM), shall be elevated on a permanent foundation
such that the lowest floor of the manufactured home is elevated a minimum of one foot (1') above the
base flood elevation and be secured to an adequately anchored foundation system to resist flotation,
collapse and lateral movement. Mechanical equipment, ductwork, and utilities shall be elevated at least
one foot (1') above the base flood elevation.
(b) Manufactured homes to be placed or substantially improved on sites in an existing manufactured
home park or subdivision within Zones A1 -30, AH, and AE on the community’s FIRM that are not
subject to the above manufactured home provisions shall be elevated so that the lowest floor of the
manufactured home is elevated a minimum of one foot (1') above the base flood elevation and be
secured to an adequately anchored foundation system to resist flotation, collapse, and lateral
movement. Mechanical equipment, ductwork, and utilities shall be elevated at least one foot (1') above
the base flood elevation.
(c) If buildings or manufactured homes are constructed or substantially improved with fully enclosed
areas below the lowest floor, the areas shall be used solely for parking of vehicles, building access, or
storage.
iii. Nonresidential Construction: New construction or substantial improvement of any commercial,
industrial or other nonresidential structure shall meet the requirements of subsection G4diii(a) or G4diii(b)
of this Section:
(a) New construction or substantial improvement of any commercial, industrial or other nonresidential
structure shall meet all of the following requirements:
(1) In AE and A1-30 zones or other A zoned areas where the base flood elevation has been
determined or can be reasonably obtained, new construction and substantial improvement of any
commercial, industrial, or other nonresidential structure shall have the lowest floor, including
basement, elevated one foot (1') or more above the base flood elevation, or elevated as required
by ASCE 24, whichever is greater. Mechanical equipment and utilities shall be elevated at least
one foot (1') above the base flood elevation, or as required by ASCE 24, whichever is greater.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 195/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(2) If located in an AO zone, the structure shall meet the requirements in Appendix A, attached
to Ordinance 5977, or superseding ordinances.
(3) If located in an Unnumbered A zone for which a BFE is not available and cannot be
reasonably obtained, the structure shall be reasonably safe from flooding, but in all cases the
lowest floor shall be at least two feet (2') above the highest adjacent grade.
(4) If buildings or manufactured homes are constructed or substantially improved with fully
enclosed areas below the lowest floor, the areas shall be used solely for parking of vehicles,
building access, or storage.
(5) Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or
shall be designed to automatically equalize hydrostatic flood forces on exterior walls by
allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either
be certified by a registered professional engineer or architect or must meet or exceed the
following minimum criteria:
(A) Have a minimum of two (2) openings with a total net area of not less than one (1)
square inch for every square foot of enclosed area subject to flooding; and
(B) The bottom of all openings shall be no higher than one foot (1') above grade; and
(C) Openings may be equipped with screens, louvers, valves, or other coverings or devices
provided that they permit the automatic entry and exit of floodwater; and
(D) A garage attached to a residential structure, constructed with the garage floor slab
below the BFE, must be designed to allow for the automatic entry and exit of floodwaters.
Alternatively, a registered engineer or architect may design and certify engineered openings.
(b) If the requirements of subsection G4diii(a) of this Section are not met, then new construction and
substantial improvement of any commercial, industrial or other nonresidential structure shall meet all
of the following requirements:
(1) Be dry flood proofed so that below one foot (1') or more above the base flood level the
structure is watertight with walls substantially impermeable to the passage of water or dry flood
proofed to the elevation required by ASCE 24, whichever is greater; and
(2) Have structural components capable of resisting hydrostatic and hydrodynamic loads and
effects of buoyancy; and
(3) Be certified by a registered professional engineer or architect that the design and methods of
construction are in accordance with accepted standards of practice for meeting provisions of this
subsection based on their development and/or review of the structural design, specifications and
plans. Such certifications shall be provided to the official as set forth in subsection D3a of this
Section; and
(4) Nonresidential structures that are elevated, not flood proofed, must meet the same standards
for space below the lowest floor as described in subsection G4diii(a)(5) of this Section; and
(c) Applicants who are flood proofing nonresidential buildings shall be notified that flood insurance
premiums will be based on rates that are one foot (1') below the flood proofed level (e.g. a building
flood proofed to the base flood level will be rated as one foot (1') below).
iv. Recreational Vehicles: Recreational vehicles placed on sites within Zones A1 -30, AH, and AE on the
community’s FIRM not including recreational vehicle storage lots shall either:
(a) Be on the site for fewer than one hundred eighty (180) consecutive days;
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 196/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(b) Be fully licensed and ready for highway use, on its wheels or jacking system, attached to the site
only by quick disconnect type utilities and security devices, and have no permanently attached
additions; or
(c) Meet the requirements of this subsection G and the elevation and anchoring requirements for
manufactured homes. (Ord. 5977, 8-10-2020; Ord. 6084, 11-14-2022)
e. Additional Restrictions within Floodways: Floodways, defined in RMC 4-11-060, are located within flood
hazard areas established in subsection D of this Section. Since the floodway is an extremely hazardous area due
to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following
provisions apply:
i. Increase in Flood Levels Prohibited: Encroachments, including fill, new construction, substantial
improvements, and other development are prohibited unless certification by a registered professional
engineer demonstrates through hydrologic and hydraulic analyses performed in accordance with standard
engineering practice that:
(a) Encroachments shall not result in any increase in flood levels during the occurrence of the base
flood discharge; and
(b) There are no adverse impacts to the subject property or abutting or adjacent properties; and
(c) There are no higher flood elevations upstream; and
(d) The impact due to floodway encroachment shall be analyzed using future land use condition flows.
ii. Residential Construction in Floodways: Construction or reconstruction of residential structures is
prohibited within designated floodways, except for:
(a) Repairs, reconstruction, or improvements to a structure which do not increase the ground floor area;
and
(b) Repairs, reconstruction or improvements to a structure, the cost of which does not exceed fifty
percent (50%) of the market value of the structure either: (1) before the repair, reconstruction, or
improvement is started; or (2) if the structure has been damaged, and is being restored, before the
damage occurred. Work done on structures to comply with existing health, sanitary, or safety codes or
to structures identified as historic places may be excluded in the fifty percent (50%).
iii. Compliance Requirements: If this subsection G is satisfied, all new construction and substantial
improvements shall comply with all applicable flood hazard areas reduction provisions of this Section.
iv. Bridges Crossing Floodways: In mapped or unmapped flood hazard areas, future flow conditions
shall be considered for proposed bridge proposals crossing floodways.
v. Additional Provisions within AO Zones: Shallow flooding areas appear on FIRMs as AO zones with
depth designations. The base flood depths in these zones range from one to three feet (1' to 3') above
ground where a clearly defined channel does not exist, or where the path of flooding is unpredictable and
where velocity flow may be evident. Such flooding is usually characterized as sheet flow. In addition to
other provisions in this code, the following additional provisions also apply in AO zones:
(a) New construction and substantial improvements of residential structures and manufactured homes
within AO zones shall have the lowest floor (including basement and mechanical equipment) elevated
above the highest adjacent grade to the structure, one foot (1') or more above the depth number
specified in feet on the community’s FIRM (at least two feet (2') above the highest adjacent grade to
the structure if no depth number is specified).
(b) New construction and substantial improvements of nonresidential structures within AO zones shall
either:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 197/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(1) Have the lowest floor elevated above the highest adjacent grade of the building site, one foot
(1') or more above the depth number specified on the FIRM (at least two feet (2') if no depth
number is specified); or
(2) Together with attendant utility and sanitary facilities, be above that level described in
G4bv(b)(1) of this Section so that any space below that level is watertight with walls
substantially impermeable to the passage of water and with structural components having the
capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. If this
method is used, compliance shall be certified by a registered professional engineer, or architect
as described in subsection G4diii(b)(3) of this Section.
(c) Require adequate drainage paths around structures on slopes to guide floodwaters around and away
from proposed structures.
(d) Recreational vehicles placed on sites within AO zones on the community’s FIRM either:
(1) Be on the site for fewer than one hundred eighty (180) consecutive days; or
(2) Be fully licensed and ready for highway use, on its wheels or jacking system, is attached to
the site only by quick disconnect type utilities and security devices, and has no permanently
attached additions; or
(3) Meet the requirements of subsections G4ev(a) and (b) of this Section and the anchoring
requirements for manufactured homes (subsection G4dii of this Section).
vi. AE and A1-30 Zones with Base Flood Elevations but No Floodways: In areas with BFEs (when a
regulatory floodway has not been designated), no new construction, substantial improvements, or other
development (including fill) shall be permitted within Zones A1 -30 and AE on the community’s FIRM,
unless it is demonstrated that the cumulative effect of the proposed development, when combined with all
other existing and anticipated development, will not increase the water surface elevation of the base flood
more than one foot (1') at any point within the community. (Ord. 5977, 8 -10-2020; Ord. 6084,
11-14-2022)
f. Critical Facility: Construction of new critical facilities, as defined in RMC 4 -11-030, shall be, to the extent
possible, located outside the limits of flood hazard areas (one hundred (100) year) floodplain. Construction of
new critical facilities shall be permissible within flood hazard areas if no feasible alternative site is available.
Critical facilities constructed within flood hazard areas shall have the lowest floor elevated three feet (3') or
more above the level of the base flood elevation (one hundred (100) year) at the site. Floodproofing and sealing
measures must be taken to ensure that toxic substances will not be displaced by or released into flood waters.
Access routes elevated to or above the level of the base flood elevation shall be provided to all critical facilities
to the extent possible.
g. Compensatory Storage:
i. Compensatory Storage Required: Development proposals and other alterations shall not reduce the
effective base flood storage volume of the floodplain. If grading or other activity will reduce the effective
storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can
be made to assure that the effective compensatory storage volume will be preserved over time.
Compensatory storage shall be configured so as not to trap or strand salmonids after flood waters recede
and may be configured to provide salmonid habitat or high flow refuge whenever suitable site conditions
exist and the configuration does not adversely affect bank stability or existing habitat. Effective base flood
storage volume shall be based on the elevations shown in the flood hazard areas map, identified in
subsection E3 of this Section or as determined through a study where no base flood evaluation information
exists.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 198/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Determining Finished Floor Elevations According to FEMA: The FEMA one hundred (100) year
flood plain elevations shall be used to establish building finished floor elevations to comply with other
National Flood Insurance Program requirements.
5. Geologically Hazardous Areas Defined:
a. Steep Slope Types:
i. Sensitive Slopes: A hillside, or portion thereof, characterized by: (a) an average slope of twenty five
percent (25%) to less than forty percent (40%) as identified in the City of Renton Steep Slope Atlas or in a
method approved by the City; or (b) an average slope of forty percent (40%) or greater with a vertical rise
of less than fifteen feet (15') as identified in the City of Renton Steep Slope Atlas or in a method approved
by the City; (c) abutting an average slope of twenty five percent (25%) to forty percent (40%) as identified
in the City of Renton Steep Slope Atlas or in a method approved by the City. This definition excludes
engineered retaining walls.
ii. Protected Slopes: A hillside, or portion thereof, characterized by an average slope of forty percent
(40%) or greater grade and having a minimum vertical rise of fifteen feet (15') as identified in the City of
Renton Steep Slope Atlas or in a method approved by the City.
b. Landslide Hazards:
i. Low Landslide Hazard (LL): Areas with slopes less than fifteen percent (15%).
ii. Medium Landslide Hazard (LM): Areas with slopes between fifteen percent (15%) and forty percent
(40%) and underlain by soils that consist largely of sand, gravel or glacial till.
iii. High Landslide Hazards (LH): Areas with slopes greater than forty percent (40%), and areas with
slopes between fifteen percent (15%) and forty percent (40%) and underlain by soils consisting largely of
silt and clay.
iv. Very High Landslide Hazards (LV): Areas of known mapped or identified landslide deposits.
c. Erosion Hazards:
i. Low Erosion Hazard (EL): Areas with soils characterized by the Natural Resource Conservation
Service (formerly U.S. Soil Conservation Service) as having slight or moderate erosion potential, and a
slope less than fifteen percent (15%).
ii. High Erosion Hazard (EH): Areas with soils characterized by the Natural Resource Conservation
Service (formerly U.S. Soil Conservation Service) as having severe or very severe erosion potential, and a
slope more than fifteen percent (15%).
d. Seismic Hazards:
i. Low Seismic Hazard (SL): Areas underlain by dense soils or bedrock. These soils generally have site
classifications of A through D, as defined in the International Building Code, 2012.
ii. High Seismic Hazard (SH): Areas underlain by soft or loose, saturated soils. These soils generally
have site classifications E or F, as defined in the International Building Code, 2012.
e. Coal Mine Hazards:
i. Low Coal Mine Hazards (CL): Areas with no known mine workings and no predicted subsidence.
While no mines are known in these areas, undocumented mining is known to have occurred.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 199/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Medium Coal Mine Hazards (CM): Areas where mine workings are deeper than two hundred feet
(200') for steeply dipping seams, or deeper than fifteen (15) times the thickness of the seam or workings
for gently dipping seams. These areas may be affected by subsidence.
iii. High Coal Mine Hazard (CH): Areas with abandoned and improperly sealed mine openings and
areas underlain by mine workings shallower than two hundred feet (200') in depth for steeply dipping
seams, or shallower than fifteen (15) times the thickness of the seam or workings for gently dipping
seams. These areas may be affected by collapse or other subsidence.
f. Protected Slopes, as defined in subsection G5aii of this Section: Development is prohibited on protected
slopes. Exceptions to this prohibition may be granted pursuant to subsection J of this Section.
g. Sensitive Slopes – Medium, High and Very High Landslide Hazards – High Erosion Hazards: During
construction, weekly on-site inspections shall be required at the applicant’s expense. Weekly reports
documenting erosion control measures shall be required.
h. Very High Landslide Hazards:
i. Prohibited Development: Development shall not be permitted on land designated with very high
landslide hazards. Exceptions to this prohibition may be granted pursuant to subsection J of this Section.
ii. Buffer Modification: The Administrator may increase or decrease the required buffer based upon the
results of a geotechnical report, and any increase or decrease based upon the results of the geotechnical
report shall be documented in writing and included with the project approval. The modified standard shall
be based on consideration of the best available science as described in WAC 365-195-905; or where there
is an absence of valid scientific information, the steps in RMC 4 -9-250 shall be followed.
i. Coal Mine Hazards:
i. Mitigation – Additional Engineering Design and Remediation Specifications: After approval of the
mitigation approach proposed as a result of RMC 4-3-050D, and prior to construction, the applicant shall
complete engineering design drawings and specifications for remediation. Upon approval of the plans and
specifications, the applicant shall complete the remediation. Hazard mitigation shall be performed by or
under the direction of a licensed geotechnical engineer or engineering geologist. The applicant shall
document the hazard mitigation by submitting as-builts and a remediation construction report.
ii. Hazards Found during Construction: Any hazards found during any development activities shall be
immediately reported to the Development Services Division. Any coal mine hazards shall be mitigated
prior to recommencing construction based upon supplemental recommendations or reports by the
applicant’s geotechnical professional.
iii. Construction in Areas with Combustion: Construction shall not be permitted where surface or
subsurface investigations indicate the possible presence of combustion in the underlying seam or seams,
unless the impact is adequately mitigated in accordance with the recommendations of the applicant’s
geotechnical professional.
6. Habitat Conservation Areas:
a. Classification of Critical Habitats: Habitats that have a primary association with the documented presence
of non-salmonid or salmonid species proposed or listed by the Federal government or State of Washington as
endangered, threatened, sensitive and/or of local importance. (Ord. 5976, 8 -3-2020)
b. Mapping: Critical habitats are identified by lists, categories and definitions of species promulgated by the
Washington State Department of Fish and Wildlife (Non-game Data System Special Animal Species) as
identified in WAC 220-200-100; in the Priority Habitat and Species Program of the Washington State
Department of Fish and Wildlife; or by rules and regulations adopted currently or hereafter by the U.S. Fish
and Wildlife Service. (Ord. 5976, 8-3-2020)
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 200/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Buffers: The Administrator shall require the establishment of buffer areas for activities in, or adjacent to,
habitat conservation areas when needed to protect fish and wildlife habitats of importance. Buffers shall consist
of an undisturbed area of native vegetation, or areas identified for restoration, established to protect the
integrity, functions and values of the affected habitat. Buffer widths shall be based on:
i. Type and intensity of human activity proposed to be conducted on the site and adjacent sites.
ii. Recommendations contained within a habitat assessment report.
iii. Management recommendations issued by the Washington Department of Fish and Wildlife.
d. Alterations Require Mitigation: The Administrator may approve mitigation to compensate for adverse
impacts of a development proposal to habitat conservation areas through use of a federally and/or state certified
mitigation bank or in-lieu fee program. See subsection L of this Section.
7. Streams and Lakes:
a. Classification System: The following classification system is hereby adopted for the purposes of regulating
Streams and Lakes in the City. This classification system is based on the State’s Permanent Water Typing
System WAC 222-16-030. Stream and lake buffer widths are based on the following rating system:
i. Type S: Waters inventoried as “Shorelines of the State” under chapter 90.58 RCW. These waters are
regulated under Renton’s Shoreline Master Program Regulations, RMC 4 -3-090.
ii. Type F: Waters that are known to be used by fish or meet the physical criteria to be potentially used by
fish and that have perennial (year-round) or seasonal flows.
iii. Type Np: Waters that do not contain fish or fish habitat and that have perennial (year -round) flows.
Perennial stream waters do not go dry any time of a year of normal rainfall. However, for the purpose of
water typing, Type Np waters include the intermittent dry portions of the perennial channel below the
uppermost point of perennial flow.
iv. Type Ns: Waters that do not contain fish or fish habitat and have intermittent flows. These are
seasonal, non-fish habitat streams in which surface flow is not present for at least some portion of a year
of normal rainfall and are not located downstream from any stream reach that is a Type Np Water. Ns
Waters must be physically connected by an above-ground channel system to Type S, F, or Np Waters.
b. Non-regulated: Waters that are considered “intentionally created” not regulated under this Section include
irrigation ditches, grass-lined swales and canals that do not meet the criteria for Type S, F, Np, or Ns
Non-regulated waters may also include streams created as mitigation. Purposeful creation must be
demonstrated through documentation, photographs, statements and/or other persuasive evidence.
c. Measurement:
i. Stream/Lake Boundary: The boundary of a stream or lake shall be considered to be its ordinary high
water mark (OHWM). The OHWM shall be flagged in the field by a qualified consultant when any study
is required pursuant to this subsection G7.
ii. Buffer: The boundary of a buffer shall extend beyond the boundaries of the stream or lake to the width
applicable to the stream/lake class as noted in subsection G2 of this Section, Critical Area Buffers and
Structure Setbacks from Buffers. Where streams enter or exit pipes, the buffer in this subsection shall be
measured perpendicular to the OHWM from the end of the pipe along the open channel section of the
stream.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 201/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Figure 4-3-050.G.7.c.ii. Buffer measurement at pipe opening.
d. Stream/Lake Buffer Width Requirements:
i. Buffers and Setbacks:
(a) Minimum Stream/Lake Buffer Widths: See subsection G2 of this Section.
(b) Piped or Culverted Streams:
(1) Building structures over a natural stream located in an underground pipe or culvert except as
may be granted by a variance in RMC 4-9-250 are prohibited. Transportation or utility crossings
or other alterations pursuant to subsection J of this Section are allowed. Pavement over a
pre-existing piped stream is allowed. Relocation of the piped stream system around structures is
allowed. If structure locations are proposed to be changed or the piped stream is being relocated
around buildings, a hydrologic and hydraulic analysis of existing piped stream systems will be
required for any development project site that contains a piped stream to ensure it is sized to
convey the one hundred (100) year runoff level from the total upstream tributary area based on
future land use conditions.
(2) No buffers are required along segments of piped or culverted streams. The City shall require
easements and setbacks from pipes or culverts consistent with stormwater requirements in RMC
4-6-030 and the adopted drainage manual.
ii. Increased Buffer Width:
(a) Areas of High Blow-down Potential: Where the stream/lake buffer is in an area of high
blow-down potential for trees as identified by a qualified professional, the buffer width may be
expanded an additional fifty feet (50') on the windward side.
(b) Habitat Corridors: Where the stream/lake buffer is adjacent to high functioning critical areas
(e.g., wetlands, other streams, other identified habitats), the stream/lake buffer width shall be extended
to the buffer boundary of the other protected critical area to establish a habitat corridor as needed to
protect or establish contiguous vegetated areas between streams/lakes and other critical areas.
e. Criteria for Permit Approval – Type F, Np, and Ns: Permit approval for projects on or near regulated
Type F, Np and Ns water bodies shall be granted only if the approval is consistent with the provisions of this
subsection, and complies with one of the following conditions:
i. A proposed action meets the standard provisions of this Section and results in no net loss of regulated
riparian area or shoreline ecological function in the drainage basin where the site is located; or
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 202/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. A proposed action meets alternative administrative standards pursuant to this Section and the proposed
activity results in no net loss of regulated riparian area or shoreline ecological function in the drainage
basin where the site is located; or
iii. A variance process is successfully completed and the proposed activity results in no net loss of
regulated riparian area or shoreline ecological function in the drainage basin where the site is located.
f. Incentives for Restoration of Streams Located in an Underground Pipe or Culvert: Daylighting of
culverted watercourses should be encouraged and allowed with the following modified standards:
i. Residential Zones: Reduced setbacks, lot width and lot depth standards of chapter 4-2 RMC may be
approved without requirement of a variance for lots that abut the daylighted watercourse to accommodate
the same number of lots as if the watercourse were not daylighted.
ii. Mixed Use, Commercial, and Industrial Zones: Where greater lot coverage allowances are provided
for structured parking in chapter 4-2 RMC, lot coverage may be increased to the limit allowed for
structured parking if instead a stream is daylighted. The increase in impervious surface allowed shall be
equal to the area of stream restoration.
(a) Standard buffers may be reduced pursuant to subsection I of this Section. If reduced buffers in
subsection I of this Section along with other development standards of the zone would not allow the
same development level as without the watercourse daylighting, a modification may be requested as in
subsection I2c of this Section.
(b) When designed consistent with the City’s flood regulations in this subsection G, portions of the
daylighted stream/created buffer may be considered part of compensatory storage in flood hazard
areas.
(c) Stream relocation is permitted subject to subsection J of this Section.
8. Wellhead Protection Areas:
a. Applicability: Developments, facilities, uses and activities discussed in this subsection shall comply with the
applicable provisions and restrictions of this Section and chapters 4-4, 4-5, 4-6, 4-9, and 5-5 RMC for the
Wellhead Protection Areas, as classified below, in which the developments, facilities, uses and activities are
located, except as preempted by Federal or State law.
i. Wellhead Protection Areas: Wellhead Protection Areas are the portion of an aquifer within the zone of
capture and recharge area for a well or well field owned or operated by the City.
ii. Wellhead Protection Area Zones: Zones of a Wellhead Protection Area are designated to provide
graduated levels of Wellhead Protection Area recharge. Zone boundaries are determined using best
available science documented in the City of Renton Wellhead Protection Plan, an appendix of the City of
Renton Water System Plan, as periodically updated. The following zones may be designated:
(a) Zone 1: The land area situated between a well or well field owned by the City and the three
hundred sixty five (365) day groundwater travel time contour.
(b) Zone 1 Modified: The same land area described for Zone 1 but for the purpose of protecting a
high-priority well, wellfield, or spring withdrawing from a confined aquifer with partial leakage in the
overlying or underlying confining layers. Uses, activities, and facilities located in this area are
regulated as if located within Zone 1 except as provided by this subsection G8.
(c) Zone 2: The land area situated between the three hundred sixty five (365) day groundwater travel
time contour and the boundary of the zone of potential capture for a well or well field owned or
operated by the City. If the aquifer supplying water to such a well, well field, or spring is naturally
protected by confining overlying and underlying geologic layers, the City may choose not to subdivide
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 203/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a Wellhead Protection Area into two (2) zones. In such a case, the entire Wellhead Protection Area will
be designated as Zone 2.
iii. Mapping:
(a) Determination of Location within a Zone of a Wellhead Protection Area: In determining the
location of facilities within the zones, the following rules shall apply:
(1) Facilities located wholly within a Wellhead Protection zone shall be governed by the
restrictions applicable to that zone.
(2) Facilities having parts lying within more than one zone of a Wellhead Protection Area shall
be governed as follows: Each part of the facility shall be reviewed and regulated by the
requirements set forth in this Section for the zone in which that part of the facility is actually
located.
(3) Facilities having parts lying both in and out of a Wellhead Protection Area shall be governed
as follows:
(A) That portion which is within a Wellhead Protection Area shall be governed by the
applicable restrictions in this Section; and
(B) That portion which is not in a Wellhead Protection Area shall not be governed by this
Section.
b. Facilities:
i. Hazardous Materials – Use, Production, Storage, Treatment, Disposal, or Management: Persons
that store, handle, treat, use, or produce a hazardous material as defined by RMC 4 -11-080, Definitions H,
which are new, existing, or to be closed, shall be subject to the requirements of this Section, and as further
specified below:
(a) All applications for development permits for uses in which hazardous materials are stored, handled,
treated, used or produced or which increase the quantity of hazardous materials stored, handled,
treated, used, or produced at a location in the Wellhead Protection Area must be reviewed for
compliance with this chapter by the Department prior to approval.
(b) The focus of review for all permits will be on the hazardous materials that will be stored, handled,
treated, used, or produced; and the potential for these substances to degrade groundwater quality.
(c) An inventory of hazardous materials on forms provided by the Department shall be submitted to the
Department upon application for a development permit.
(d) Where required by the Department, plans and specifications for secondary containment shall be
submitted and shall comply with this subsection G8. Development permits shall not be issued until
plans and specifications for secondary containment, if required, have been approved by the
Department.
ii. New Facilities – Zones 1 and 2: All proposals for new facilities within any zone of an Wellhead
Protection Area must be reviewed for compliance with this Section prior to issuance of any development
permits for uses in which hazardous materials are stored, handled, treated, used or produced or which
increase the quantity of hazardous materials stored, handled, treated, used, or produced.
iii. Prohibited Facilities – Zone 1:
(a) The storage, handling, use, treatment or production of hazardous materials in aggregate quantities
greater than five hundred (500) gallons shall not be allowed within Zone 1 of a Wellhead Protection
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 204/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Area. The storage, handling, use, treatment or production of tetrachloroethylene (e.g., dry -cleaning
fluid) shall not be allowed within Zone 1 of a Wellhead Protection Area.
(b) No person, persons, corporation or other legal entity shall temporarily or permanently abandon,
close, sell, or otherwise transfer a facility in a Wellhead Protection Area without complying with the
requirements of RMC 4-9-015F, Closure Permit, and permit conditions of this Section.
iv. Existing Facilities Change in Quantities – Zone 1: In Zone 1 of a Wellhead Protection Area, no
change in operations at a facility shall be allowed that increases the aggregate quantity of hazardous
materials stored, handled, treated, used, or produced with the following exception: An increase in the
quantity of hazardous materials is allowed up to the amount allowed for a new facility in Zone 1 as
provided by subsection C of this Section.
v. Existing Facilities – Allowances in Zone 2: The storage, handling, treatment, use or production of
hazardous materials at existing facilities shall be allowed within Zone 2 of a Wellhead Protection Area
upon compliance with the permit requirements, release reporting requirements, and closure requirements
of this Section.
vi. Requirements for Facilities – Zones 1 and 2: The following conditions in subsections G8bvi(a) to (d)
of this Section will be required as part of any operating permit issued for facilities in Zone 1 of a Wellhead
Protection Area. Conditions in subsections G8bvi(a) to (c) shall apply to facilities in Zone 2 of a Wellhead
Protection Area.
(a) Secondary Containment – Zones 1 and 2:
(1) Materials Stored in Tanks Subject to DOE – Zones 1 and 2: Hazardous materials stored
in tanks that are subject to regulation by the Washington Department of Ecology under chapter
173-360 WAC are exempt from containment requirements in subsection G8bvi(a)(2) of this
Section, Secondary Containment – Zones 1 and 2, but are subject to applicable requirements in
RMC 4-5-120, Underground Storage Tank Secondary Containment Regulations.
(2) Secondary Containment Devices Required in Zones 1 and 2: Every owner of a facility
shall provide secondary containment devices adequate in size to contain on site any
unauthorized release of hazardous materials from any area where these substances are either
stored, handled, treated, used, or produced. Secondary containment devices shall prevent
hazardous materials from contacting soil, surface water, and groundwater and shall prevent
hazardous materials from entering storm drains and, except for authorized and permitted
discharges, the sanitary sewer.
(A) Design requirements for secondary containment devices are as follows:
(i) The secondary containment device shall be large enough to contain the volume of
the primary container in cases where a single container is used to store, handle, treat,
use, or produce a hazardous material. In cases where multiple containers are used, the
secondary containment device shall be large enough to contain the volume of the
largest container. Volumes specified are in addition to the design flow rate of the
automatic fire extinguishing system, if present, to which the secondary containment
device is subjected. The secondary containment device shall be capable of containing
the fire flow for a period of twenty (20) minutes or more.
(ii) All secondary containment devices shall be constructed of materials of sufficient
thickness, density, and composition to prevent structural weakening of the
containment device as a result of contact with any hazardous material. If coatings are
used to provide chemical resistance for secondary containment devices, they shall also
be resistant to expected abrasion and impact conditions. Secondary containment
devices shall be capable of containing any unauthorized release for at least the
maximum anticipated period sufficient to allow detection and removal of the release.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 205/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(iii) Hazardous materials stored outdoors and their attendant secondary containment
devices shall be covered to preclude precipitation with the exception of hazardous
materials stored in tanks that have been approved by and are under permit from the
Fire Department. Secondary containment for such tanks, if uncovered, shall be able to
accommodate the volume of precipitation that could enter the containment device
during a twenty four (24) hour, twenty five (25) year storm, in addition to the volume
of the hazardous material stored in the tank. (Ord. 5806, 6-20-2016)
(iv) Secondary containment devices shall include monitoring procedures or technology
capable of detecting the presence of a hazardous material within twenty four (24)
hours following a release.
(v) Hazardous materials shall be removed from the secondary containment device
within twenty four (24) hours of detection and shall be legally stored or disposed.
(vi) Areas in which there are floor drains, catchbasins, or other conveyance piping that
does not discharge into a secondary containment device that meets the requirements of
this chapter shall not be used for secondary containment of hazardous materials.
Closure of existing piping shall be according to procedures and designs approved by
the Department.
(vii) Primary containers shall be impervious to the contents stored therein, properly
labeled, and fitted with a tight cover which is kept closed except when substances are
being withdrawn or used.
(viii) Hazardous materials stored outdoors when the facility is left unsupervised must
be inaccessible to the public. Such techniques as locked storage sheds, locked fencing,
or other techniques may be used if they will effectively preclude access.
(ix) Stored hazardous materials shall be protected and secured, as needed, against
impact and earthquake to prevent damage to the primary container that would result in
release of hazardous materials that would escape the secondary containment area.
(b) Monitoring Required: See RMC 4-9-015.
(c) Emergency Collection Devices – Zones 1 and 2: Vacuum suction devices, absorbent scavenger
materials, or other devices approved by the Department shall be present on site (or available within an
hour by contract with a cleanup company approved by the Department), in sufficient quantity to
control and collect the total quantity of hazardous materials plus absorbent material. The presence of
such emergency collection devices and/or cleanup contract are the responsibility and at the expense of
the owner and shall be documented in the operating permit.
(d) Additional Facility Requirements for Zone 1:
(1) An owner of a facility may, at their own expense, be required to institute a program to
monitor groundwater, surface water runoff, and/or site soils. The Department may require that
the owner of a facility install one or more groundwater monitoring wells in a manner approved
by the Department in order to accommodate the required groundwater monitoring. Criteria used
to determine the need for site monitoring shall include, but not be limited to, the proximity of the
facility to the City’s production or monitoring wells, the type and quantity of hazardous
materials on site, and whether or not the hazardous materials are stored in underground vessels.
(2) An owner may be required to pave all currently unpaved areas of their facility that are
subject to any vehicular use or storage, use, handling, or production of hazardous materials.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 206/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(3) An owner may be required to meet the provisions of RMC 4 -6-030E4 if the nature of the
business involves the use of hazardous materials outside of fully enclosed structures, and the
City evaluates the existing stormwater collection and conveyance system.
(4) The owner may be required to test interior wastewater plumbing and the building side sewer
for tightness according to subsection G8gi(c) of this Section, Pipeline Requirements – Zone 1,
and the City reserves the right to require that such wastewater conveyance be repaired or
replaced according to subsection G8gi of this Section, Pipeline Requirements – Zone 1.
(5) An owner shall be paid by the City fifty percent (50%) of documented capital costs up to
twenty five thousand dollars ($25,000.00) for required installation and construction of
monitoring wells, site paving, wastewater conveyance, and stormwater improvements as
required in subsections G8bvi(d)(1) through (4) of this Section, Groundwater Monitoring and
Paving. Payment by the City shall be made according to adopted administrative rules.
c. Limited Exemptions: Activities that are exempt from some, but not all, provisions of this Section are listed
below. Whether the exempted activities are also exempt from permits will be determined based upon
application of chapters 4-8 and 4-9 RMC, or other applicable sections of the Renton Municipal Code.
i. Hazardous Materials:
(a) Materials for Sale in Original Small Containers: Hazardous materials offered for sale in their
original containers of five (5) gallons or less shall be exempt from requirements in subsection G8bvi of
this Section.
(b) Activities Exempt from Specified Wellhead Protection Areas Requirements: The following are
exempt from requirements in subsections G8bvi(a) through (d) of this Section, the requirements
pertaining to review of proposed facilities in subsection C5d of this Section, Prohibited Changes in
Land Use and Types of New Facilities – Wellhead Protection Areas, and the requirements pertaining to
prohibited facilities in subsection G8biii(a) of this Section:
(1) Hazardous materials use, storage, and handling in de minimis amounts (aggregate quantities
totaling twenty (20) gallons or less at the facility or construction site). Weights of solid
hazardous materials will be converted to volumes for purposes of determining whether de
minimis amounts are exceeded. Ten (10) pounds shall be considered equal to one gallon.
(2) Noncommercial residential use, storage, and handling of hazardous materials; provided, that
no home occupation business (as defined by chapter 4-11 RMC) that uses, stores, or handles
more than twenty (20) gallons of hazardous material is operated on the premises.
(3) Hazardous materials in fuel tanks and fluid reservoirs attached to a private or commercial
motor vehicle and used directly in the operation of that vehicle.
(4) Fuel oil used in existing heating systems.
(5) Hazardous materials used, stored, and handled by the City of Renton in water treatment
processes and water system operations.
(6) Fueling of equipment not licensed for street use; provided, that such fueling activities are
conducted in a containment area that is designed and maintained to prevent hazardous materials
from coming into contact with soil, surface water, or groundwater except for refueling
associated with construction activity regulated by RMC 4 -4-030(C)(8), Construction Activity
Standards – Zones 1 and 2.
(7) Hazardous materials contained in properly operating sealed units (transformers, refrigeration
units, etc.) that are not opened as part of routine use.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 207/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(8) Hazardous materials in fuel tanks and fluid reservoirs attached to private or commercial
equipment and used directly in the operation of that equipment.
(9) Hazardous materials in aerosol cans.
(10) Hazardous materials at multifamily dwellings, hotels, motels, retirement homes,
convalescent centers/nursing homes, mobile or manufactured home parks, group homes, and
daycare family homes or centers when used by owners and/or operators of such facilities for
on-site operation and maintenance purposes.
(11) Hazardous materials used for janitorial purposes at the facility where the products are
stored.
(12) Hazardous materials used for personal care by workers or occupants of the facility at which
the products are stored including but not limited to soaps, hair treatments, grooming aids, health
aids, and medicines.
(c) Uses, Facilities, and Activities in Zone 1 Modified Wellhead Protection Areas Exempt from
Specified Wellhead Protection Areas Requirements: Facilities located in the Zone 1 Modified
Wellhead Protection Areas are exempt from the following:
(1) Prohibited facilities requirements in subsection G8biii(a) of this Section except that the
storage, handling, use, treatment, and production of tetrachloroethylene (e.g., dry -cleaning fluid)
shall be prohibited;
(2) Additional facility requirements in subsection G8bvi(d) of this Section;
(3) Wastewater requirements in RMC 4-6-040J1a but shall be subject to Zone 2 requirements in
RMC 4-6-040J2;
(4) The prohibition of septic systems; and
(5) Surface water management requirements of RMC 4-6-030E except that Zone 2 requirements
contained in RMC 4-6-030E shall apply.
d. Use of Pesticides and Nitrates – All Wellhead Protection Areas:
i. Use of Pesticides: The application of hazardous materials such as pesticides shall be allowed in a
Wellhead Protection Area, except within one hundred feet (100') of a City owned well or two hundred feet
(200') of a City owned spring; provided, that:
(a) The application is in strict conformity with the use requirements as set forth by the EPA and as
indicated on the containers in which the substances are sold.
(b) Persons who are required to keep pesticide application records by RCW 17.21.100.1 and WAC
16-228-190 shall provide a copy of the required records to the Department within seventy two (72)
hours of the application.
ii. Fertilizers/Nitrate-Containing Materials: The application of fertilizers containing nitrates shall be
allowed in a Wellhead Protection Area except within one hundred feet (100') of a City owned well or two
hundred feet (200') of a spring; provided, that:
(a) No application of nitrate-containing materials shall exceed one-half (0.5) pound of nitrogen per one
thousand (1,000) square feet per single application and a total yearly application of five (5) pounds of
nitrogen per one thousand (1,000) square feet; except that an approved slow-release nitrogen may be
applied in quantities of up to nine-tenths (0.9) pound of nitrogen per one thousand (1,000) square feet
per single application and eight (8) pounds of nitrogen per one thousand (1,000) square feet per year;
and
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 208/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(b) Persons who apply fertilizer containing nitrates to more than one contiguous acre of land located in
the Wellhead Protection Area either in one or multiple application(s) per year shall provide to the
Department within seventy two (72) hours of any application the following information:
(1) The name, address, and telephone number of the person applying the fertilizer;
(2) The location and land area of the application;
(3) The date and time of the application;
(4) The product name and formulation;
(5) The application rate.
e. Wastewater Disposal Requirements – Zones 1 and 2: Refer to RMC 4-6-040J, Sanitary Sewer Standards,
Additional Requirements that Apply within Zones 1 and 2 of an Aquifer Protection Area.
f. Surface Water Requirements – Zones 1 and 2: Refer to RMC 4-6-030E, drainage plan requirements and
methods of analysis for additional surface water requirements applicable within Zones 1 and 2 of a Wellhead
Protection Area.
g. Pipeline Requirements:
i. Pipeline Requirements – Zone 1:
(a) Materials: All new and existing pipelines, as defined by RMC 4-11-160, in Zone 1 shall be
constructed or repaired in accordance with material specifications contained in this Section.
(b) Maintenance Required for Existing Pipelines: All existing product pipelines in Zone 1 shall be
repaired and maintained in accordance with best management practices and best available technology.
(c) Testing Required for New Pipelines: All new pipelines constructed in Zone 1 shall be tested for
leakage in conformance with the following provisions prior to being placed into service.
(1) Pipeline leakage testing shall be conducted in accordance with best available technology, to
the satisfaction of the Department.
(2) Pipeline leakage testing methods shall be submitted to the Department for review prior to
testing and shall include a detailed description of the testing methods and technical assumptions;
accuracy and precision of the test; proposed testing durations, pressures, and lengths of pipeline
to be tested; and scale drawings of the pipeline(s) to be tested.
(3) Upon completion of testing, pipeline leakage testing results shall be submitted to the
Department and shall include: record of testing durations, pressures, and lengths of pipeline
tested; and weather conditions at the time of testing.
(4) Routine leakage testing of new pipelines constructed in Zone 1 may be required by the
Department.
h. Construction Activity Standards – Zones 1 and 2: Persons engaged in construction activities as defined in
RMC 4-11-030, Definitions C, shall comply with subsection G8 of this Section.
i. Fill Material Requirements – Zones 1 and 2: Refer to RMC 4-4-060N4, Fill Material – Zones 1 and 2,
regarding quality of fill and fill material source statement requirements within Critical Aquifer Recharge Areas.
j. Regulations for Existing Solid Waste Landfills – Zones 1 and 2:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 209/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. Materials: Earth materials used as fill or cover at a solid waste landfill shall meet the requirements of
RMC 4-4-060N4, Fill Material.
ii. Groundwater Monitoring: The Department shall have the authority to require an owner of a solid
waste landfill to implement a groundwater monitoring program equal to that described by King County
Board of Health Title 10 (King County Solid Waste Regulations) Section 10.72.020 and a corrective
action program equal to that described by Section 10.72.030. The Department shall have the authority
ascribed to the health officer in said regulations. Quarterly reports shall be provided to the Department
detailing groundwater monitoring activity during the preceding three (3) months. Reports detailing
corrective action required by the Department shall be submitted according to a written schedule approved
by the Department.
k. Fuel Oil Heating Systems – Zones 1 and 2: Owners of facilities and structures shall comply with
subsections C5cii(i) and C5ciii(f) of this Section, Prohibited Activities – Wellhead Protection Areas, Zones 1
and 2, relating to conversion of heating systems to fuel oil and installation of new fuel oil heating systems.
9. Wetlands:
a. Applicability: Wetland regulations apply to sites containing or abutting wetlands, defined in RMC 4 -11-230,
as described below. The City categorizes wetlands according to the most current version of the Washington
State Wetland Rating System for Western Washington.
b. Delineation of Regulatory Edge of Wetlands:
i. Methodology: For the purpose of regulation, the exact location of the wetland edge shall be determined
by the wetlands specialist hired at the expense of the applicant through the performance of a field
investigation in accordance with the approved federal wetland delineation manual and applicable regional
supplements.
ii. Adjustments to Delineation by City: Where the applicant has provided a delineation of the wetland
edge, the City shall review and may render adjustments to the edge delineation. In the event the adjusted
edge delineation is contested by the applicant, the City shall, at the applicant’s expense, obtain the services
of an additional qualified wetlands specialist to review the original study and render a final delineation.
c. Wetland Categorization or Categorization System: The following categorization system is hereby adopted
for the purposes of regulating wetlands in the City. The City may accept a dual wetland categorization for a
wetland exhibiting a combination of Category I and II features or a combination of Category I and III features.
The City will not accept a dual rating for a Category II wetland, such as a combined Category II and III rating.
Dual ratings for a Category I wetland shall be consistent with the Washington State Wetland Rating System for
Western Washington – 2014 Update (October 2014), or as amended hereafter. Wetlands buffer widths,
replacement ratios and avoidance criteria shall be based on the following ratings:
i. Category I Wetlands: Category I wetlands are those wetlands of exceptional value in terms of
protecting water quality, storing flood and stormwater, and/or providing habitat for wildlife as indicated
by a rating system score of twenty three (23) points or more on the state rating system referenced above.
These are wetland communities of infrequent occurrence that often provide documented habitat for
critical, threatened or endangered species, and/or have other attributes that are very difficult or impossible
to replace if altered.
ii. Category II Wetlands: Category II wetlands have significant value based on their function as indicated
by a rating system score of between twenty (20) and twenty two (22) points. They do not meet the criteria
for Category I rating but occur infrequently and have qualities that are difficult to replace if altered.
iii. Category III Wetlands: Category III wetlands have important resource value as indicated by a rating
system score of between sixteen (16) and nineteen (19) points.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 210/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iv. Category IV Wetlands: Category IV wetlands are wetlands of limited resource value as indicated by a
rating system score between nine (9) and fifteen (15) points. They typically have vegetation of similar age
and class, lack special habitat features, and/or are isolated or disconnected from other aquatic systems or
high quality upland habitats.
d. Wetland Buffers:
i. Standard Buffer Widths: See subsection G2 of this Section, Critical Area Buffers and Structure
Setbacks from Buffers.
ii. Independent Buffer Study: The Administrator shall have the authority to approve proposed alternate
buffer widths based on a qualified professional’s wetland study, provided the criteria below are met.
Determinations made by the Administrator pursuant to this subsection may be appealed to the Hearing
Examiner.
(a) The applicant funds the wetland study; and
(b) The wetland study shows why the standard buffer widths are unnecessary and how the proposed
alternate buffer will provide an equivalent ecological protection as provided by the City standards; and
(c) The wetland study demonstrates how it meets best available science as identified in Wetlands in
Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05 -06-006, March
2005) and Wetlands in Washington State, Volume 2: Managing and Protecting Wetlands (Ecology
Publication No. 04-06-008, April 2005).
iii. Measurement of Buffers: All buffers shall be measured from the wetland boundary as surveyed in the
field pursuant to the requirements of this subsection.
iv. Increased Wetland Buffer Width: Each applicant shall document in the required wetland assessments
whether the criteria in this subsection G9d are or are not met and increased wetland buffers are warranted.
Based on the applicant’s report or third party review, increased standard buffer widths may be required in
unique cases. Such determination shall be attached as a condition of project approval. Unique cases shall
include but not be limited to:
(a) The wetland is used by species listed by the Federal or the State government as threatened,
endangered and sensitive species and State-listed priority species, essential habitat for those species or
has unusual nesting or resting sites such as heron rookeries or raptor nesting trees or evidence thereof;
or
(b) The buffer or adjacent uplands have a slope greater than fifteen percent (15%) or is susceptible to
erosion and standard erosion control measures will not effectively prevent adverse wetland impacts.
(c) The area is very fragile, or when a larger buffer is necessary to protect wetlands functions and
values.
e. Cooperative Wetland Compensation: Mitigation Banks, In-Lieu Fee Programs, or Special Area
Management Programs (SAMP):
i. Applicability: The City encourages and will facilitate and approve cooperative projects wherein a single
applicant or other organization with demonstrated capability may undertake a compensation project under
the following circumstances:
(a) Restoration or creation on site may not be feasible due to problems with hydrology, soils, or other
factors; or
(b) Where the cooperative plan is shown to better meet established regional goals for flood storage,
flood conveyance, habitat or other wetland functions.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 211/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Process: Applicants proposing a cooperative compensation project shall:
(a) Submit a permit application;
(b) Demonstrate compliance with all standards;
(c) Demonstrate that long-term management will be provided; and
(d) Demonstrate agreement for the project from all affected property owners of record.
iii. Mitigation Banks: Mitigation banks are defined as sites which may be used for restoration, creation
and/or mitigation of wetland alternatives from a different piece of property than the property to be altered
within the same drainage basin. The City of Renton maintains a mitigation bank. A list of City mitigation
bank sites is maintained by the Public Works Department. With the approval of Administrator and the
Public Works Department, non-City-controlled mitigation banks may be established and utilized. If credits
are from a mitigation bank are to be used for Federal or State permits, the bank must be certified under
State rules. If approved, compensation payments received as part of a mitigation or creation bank must be
received prior to the issuance of an occupancy permit.
iv. In-Lieu Fee Programs: In-lieu fee mitigation involves the restoration, creation, enhancement, or
preservation of aquatic resources through funds paid to a governmental or non -profit natural resources
management entity to satisfy compensatory mitigation for Federal, State, and local permits. Both the U.S.
Army Corps of Engineers (33 CFR Parts 325 and 332) and Washington State (WAC 173 -700) support the
use of in-lieu fee programs. The City of Renton is located within the service area of the King County
Mitigation Reserves In-Lieu Fee Program, which may be used by applicants with the approval of the
Administrator and Public Works Department provided the mitigation occurs within the City of Renton and
the same drainage basin.
v. Special Area Management Programs: Special area management programs are those wetland
programs agreed upon through an interjurisdictional planning process involving the U.S. Army Corps of
Engineers, the Washington State Department of Ecology, any affected counties and/or cities, private
property owners and other parties of interest. The outcome of the process is a regional wetlands permit
representing a plan of action for all wetlands within the special area.
4-3-050H ALTERATIONS TO CRITICAL AREAS AND/OR BUFFERS – GENERAL REQUIREMENTS:
1. General Purpose: The typically required critical area buffers may be reduced to no less than the minimums set
forth in this subsection where the City is able to verify that the proposal will result in no net loss of functions or
values as documented in a study prepared by a qualified professional. Greater buffer width reductions require review
as a variance pursuant to subsection K of this Section.
2. Authority and Documentation of Required Findings: Based upon an applicant’s request, and the acceptance of
a wetland and/or stream or lake study, mitigation and enhancement plan, the Administrator may approve an
alteration to the minimum buffer widths where the applicant can demonstrate that through enhancing the buffer and
the use of low impact development strategies the reduced buffer will function at a higher level than the standard
buffer. Determinations and evidence shall be included in the application file. The City shall also evaluate all
proposals using the following criteria, in the order below. The development plan will:
a. Avoid any disturbances to the critical area or buffer;
b. Minimize any critical area or buffer impacts;
c. Compensate for any critical area or buffer impacts;
d. Restore any critical area or buffer temporarily impacted or lost;
e. Create new critical areas and buffers for those lost; and
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 212/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
f. Enhance an existing degraded buffer to compensate for lost functions and values in addition to restoring or
creating a critical area.
3. Studies Required: The City’s determination shall be based on specific site studies by recognized experts.
4. Surety, Mitigation, and Monitoring Required: The City will require long-term monitoring of the project
pursuant to subsection L3 of this Section.
5. Corrective Actions Required: Corrective actions will be required if adverse impacts to critical areas or buffers
are discovered during the monitoring period.
6. Public Notice Required: Public notification shall be given as follows:
a. For applications that are not otherwise subject to notices of application pursuant to chapter 4 -8 RMC, notice
of the critical area and/or buffer alteration shall be given by posting the site and notifying abutting or adjacent
property owners with the potential to be impacted, in accordance with chapter 4 -8 RMC. Upon determination
by the Administrator to allow or disallow an alteration, notification of parties of record, if any, shall be made.
b. For applications that are subject to notices of application, the critical area and/or buffer alteration or request
for determination to allow an alteration shall be included with notice of application. If the determination to
allow or disallow an alteration of the mitigation requirements is not known at the time of the notice of
application, written notice to abutting or adjacent property owners shall be given instead at the time of the
SEPA determination. Upon determination to allow or disallow an alteration, notification of parties of record, if
any, shall be made.
4-3-050I ALTERATIONS TO CRITICAL AREAS BUFFERS:
1. Maximum Permissible Administrative Alterations to Critical Areas Buffers – Alteration of Critical Area
Buffers: The required critical area buffers may be reduced to no less than the minimums set forth in this subsection.
Greater buffer width reductions require review as a variance pursuant to RMC 4 -9-250.
Critical Area Category or Type Reduced Buffer: Minimum Widths Possible Averaged Buffer: Minimum Widths
Possible
Geologically Hazardous Areas
Landslide Hazard Areas:
Very High Based on City acceptance of a geotechnical
report1 N/A
Streams and Lakes
Type F 90 feet2 75 feet3
Type Np 60 feet2 37.5 feet3
Type Ns 40 feet2 25 feet3
Wetlands
Wetland buffer widths shall be reduced by no more than 25% of the buffer required in subsection G of this Section.
1. Subject to approval pursuant to the criteria in RMC 4 -3-050G5hii.
2. Subject to approval pursuant to the criteria in RMC 4 -3-050I2a.
3. Subject to approval pursuant to the criteria in RMC 4 -3-050I2b.
2. Streams:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 213/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Criteria for Reduction of Degraded Stream Buffer Width with Enhancement: A reduced buffer will be
approved in a degraded stream buffer only if:
i. It will provide an overall improvement in water quality; and
ii. It will provide an overall enhancement to fish, wildlife, or their habitat; and
iii. It will provide a net improvement in drainage and/or stormwater detention capabilities; and
iv. It will not be materially detrimental to any other property or the City as a whole; and
v. It will provide all exposed areas with stabilized native vegetation, as appropriate; and
vi. The request is not made in conjunction with buffer reduction, and
vii. It will provide, as part of the buffer reduction request, buffer enhancement plan prepared by a qualified
professional and fund a review of the plan by the City’s consultant. The plan shall assess habitat, water
quality, stormwater detention, groundwater recharge, shoreline protection, and erosion protection
functions of the buffer; assess the effects of the proposed modification on those functions; and address the
six (6) criteria listed above.
b. Criteria for Approval of Averaged Stream Buffer: Buffer width averaging may be allowed only where
the applicant demonstrates all of the following:
i. There are existing physical improvements in or near the water body and associated riparian area; and
ii. Buffer width averaging will result in no net loss of stream/lake/riparian ecological function; and
iii. The total area contained within the buffer after averaging is no less than that contained within the
required standard buffer width prior to averaging; and
iv. The proposed buffer standard is based on consideration of the best available science as described in
WAC 365-195-905; and
v. Where the buffer width is reduced by averaging pursuant to this subsection, buffer enhancement shall
be required.
c. Criteria for Approval of Reduced Buffer for Type Np and Ns Streams to be Daylighted: An applicant
may request that the Administrator grant a modification as follows:
i. Modifications may be requested for a reduction in stream buffers for Type Np and Ns watercourses
proposed to be daylighted, below the stream buffer reduction levels of subsection I1 of this Section.
ii. In addition to the criteria of RMC 4-9-250D, Modification Procedures, the following criteria shall
apply:
(a) The buffer is lowered only to the amount necessary to achieve the same amount of development as
without the daylighting; and
(b) The buffer width is no less than fifty feet (50') on a Type Np watercourse and twenty five feet (25')
on a Type Ns watercourse; and
(c) The proposed modification is based on consideration of the best available science as described in
WAC 365-195-905.
3. Wetlands:
a. Criteria for Reduction of Wetland Buffer Width with Enhancement: The reviewing official must find
that the proposal meets all the following criteria:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 214/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. The reduced buffer will function at a higher level than the standard buffer; and
ii. An enhanced buffer shall never be less than seventy five percent (75%) of the standard width at its
narrowest point; and
iii. The buffer area has less than fifteen percent (15%) slopes and no direct or indirect, short -term or
long-term, adverse impacts to regulated wetlands, as determined by the City, and
iv. The proposal shall rely upon a site-specific evaluation and documentation of buffer adequacy based
upon Wetlands in Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No.
05-06-006, March 2005) and Wetlands in Washington State, Volume 2: Managing and Protecting
Wetlands (Ecology Publication No. 04-06-008, April 2005), or similar approaches; and
v. The proposed buffer standard is based on consideration of the best available science as described in
WAC 365-195-905; and
b. Criteria for Averaging of Wetland Buffer Width: Averaging may be allowed only where the applicant
demonstrates all of the following:
i. There are existing physical improvements in or near the wetland and buffer; and
ii. That width averaging will not adversely impact the wetland function and values; and
iii. That the total area contained within the wetland buffer after averaging is no less than that contained
within the required standard buffer prior to averaging; and
iv. A site-specific evaluation and documentation of buffer adequacy based upon Wetlands in Washington
State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05 -06-006, March 2005) and
Wetlands in Washington State, Volume 2: Managing and Protecting Wetlands (Ecology Publication No.
04-06-008, April 2005), or similar approaches have been conducted. The proposed buffer standard is
based on consideration of the best available science as described in WAC 365 -195-905; and
v. In no instance shall the buffer width be reduced by more than seventy five percent (75%) of the
standard buffer. Greater buffer width reductions require review as a variance pursuant to RMC 4 -9-250B;
and
vi. Buffer enhancement in the areas where the buffer is reduced shall be required on a case-by-case basis
where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics.
4-3-050J ALTERATIONS TO CRITICAL AREAS:
1. Criteria for Modifying Geologically Hazardous Area Standards:
a. An applicant may request that the Administrator grant a modification to allow:
i. Regrading of any slope which was created through previous mineral and natural resource recovery
activities or was created prior to adoption of applicable mineral and natural resource recovery regulations
or through public or private road installation or widening and related transportation improvements,
railroad track installation or improvement, or public or private utility installation activities; and/or
ii. Filling against the toe of a natural rock wall or rock wall created through mineral and natural resource
recovery activities or through public or private road installation or widening and related transportation
improvements, railroad track installation or improvement or public or private utility installation activities;
b. Process: The following procedures shall apply to any of the above activities:
i. The applicant shall submit a geotechnical report describing any potential impacts of the proposed
modification and any necessary mitigation measures;
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 215/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. All submitted reports shall be independently reviewed by qualified specialists selected by the City at the
applicant’s expense;
iii. The Administrator may grant, condition, or deny the request based upon the proposal’s compliance
with the applicable modification criteria of RMC 4-9-250D; and
iv. Any slope which remains forty percent (40%) or steeper following site development shall be subject to
all applicable geologic hazard regulations for steep slopes and landslide hazards, in this Section; and
v. In addition to the criteria of RMC 4-9-250D, Modification Procedures, the following criteria shall
apply: The proposed modification is based on consideration of the best available science as described in
WAC 365-195-905.
2. Alterations Within Streams and Lakes or Associated Buffers.
a. Criteria for Administrative Approval of Transportation Crossings in Stream/Lake or Buffer Areas:
Construction of vehicular or non-vehicular transportation crossings may be permitted in accordance with an
approved stream/lake study subject to the following criteria:
i. The proposed route is determined to have the least impact on the environment, while meeting City
Comprehensive Plan Transportation Element requirements and standards in RMC 4 -6-060; and
ii. The crossing minimizes interruption of downstream movement of wood and gravel; and
iii. Transportation facilities in buffer areas shall not run parallel to the water body; and
iv. Crossings occur as near to perpendicular with the water body as possible; and
v. Crossings are designed according to the Washington Department of Fish and Wildlife Fish Water
Crossing Design Guidelines, 2013, and the National Marine Fisheries Service Guidelines for Salmonid
Passage at Stream Crossings, 2000, as may be updated, or equivalent manuals as determined by the
Administrator; and
vi. Seasonal work windows are determined and made a condition of approval; and
vii. Mitigation criteria of subsection L of this Section are met.
b. Criteria for Administrative Approval of Utilities in Stream/Lake or Buffer: New utility lines and
facilities may be permitted to cross water bodies in accordance with an approved stream/lake study, if they
comply with the following criteria:
i. Fish and wildlife habitat areas shall be avoided to the maximum extent possible; and
ii. The utility is designed consistent with one or more of the following methods:
(a) Installation shall be accomplished by boring beneath the scour depth and hyporheic zone of the
water body and channel migration zone; or
(b) The utilities shall cross at an angle greater than sixty (60) degrees to the centerline of the channel in
streams or perpendicular to the channel centerline; or
(c) Crossings shall be contained within the footprint of an existing road or utility crossing; and
iii. New utility routes shall avoid paralleling the stream or following a down -valley course near the
channel; and
iv. The utility installation shall not increase or decrease the natural rate of shore migration or channel
migration; and
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 216/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
v. Seasonal work windows are determined and made a condition of approval; and
vi. Mitigation criteria of subsection L of this Section are met.
c. Administrative Approval of In-Water Structures or In-Water Work: In accordance with an approved
stream or lake study, in-water structures or work may be permitted, subject to the following: In -stream
structures, such as, but not limited to, in-stream ponds, retention and detention facilities, tide gates, dams, and
weirs, shall be allowed as part of an approved watershed basin restoration project approved by the City of
Renton, and in accordance with mitigation criteria of subsection L of this Section. The applicant will obtain and
comply with State or Federal permits and requirements.
d. Administrative Approval of Dredging: Dredging may be permitted only when:
i. Dredging is necessary for flood hazard areas reduction purposes, if a definite flood hazard area would
exist unless dredging were permitted; or
ii. Dredging is necessary to correct problems of material distribution and water quality, when such
problems are adversely affecting aquatic life; or
iii. Dredging is associated with a stream habitat enhancement or creation project not otherwise exempt in
subsection C of this Section; or
iv. Dredging is necessary to protect public facilities; or
v. Dredging is required as a maintenance and operation condition of a federally funded flood hazard areas
reduction project or a hazard mitigation project; and
vi. Dredging is done so as to meet applicable mitigation criteria of subsection L of this Section.
e. Administrative Approval of Stream Relocation: Stream relocation may be allowed when analyzed in an
accepted stream or lake assessment, and when the following criteria and conditions are met:
i. Stream relocation may only be permitted if associated with:
(a) A public flood hazard areas reduction/habitat enhancement project approved by appropriate state
and/or federal agencies; or
(b) Expansion of public road or other public facility improvements where no feasible alternative exists;
or
(c) A public or private proposal restoring a water body and resulting in a net benefit to on - or off-site
habitat and species.
ii. The following conditions also apply to any stream relocation proposal meeting one or more of the
above criteria:
(a) Buffer widths shall be based upon the new stream location; provided, that the buffer widths may be
reduced or averaged if meeting criteria of subsection I or J of this Section. Where minimum required
buffer widths are not feasible for stream relocation proposals that are the result of activities pursuant to
criteria in this subsection J, other equivalent on- or off-site compensation to achieve no net loss of
riparian function is provided.
(b) When Type Ns streams, as defined in subsection G7 of this Section, are proposed for relocation due
to expansions of public roads or other public facility improvements pursuant to this subsection J, the
buffer area between the facility and the relocated stream shall not be less than the width prior to the
relocation. The provided buffer between the facility and the relocated stream shall be enhanced or
improved to provide appropriate functions given the class and condition of the stream; or if there is n o
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 217/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
buffer currently, other equivalent on- or off-site compensation to achieve no net loss of riparian
functions is provided.
(c) Applicable mitigation criteria of subsection L of this Section must be met.
(d) Proper notification to the City must be made and records provided to the City of stream relocations,
pursuant to subsection D of this Section, in cases where the stream/lake is subject to flood hazard area
regulations of this Section.
3. Criteria for Modifying Wellhead Protection Area Standards: The Department will consider modification
applications in the following cases:
a. The request is to find that a standard is inapplicable to that activity, facility, or development permit due to the
applicant’s proposed methods or location; or
b. The request is to modify a specific standard or regulation due to practical difficulties; and
c. The request meets the intent and purpose of the Wellhead Protection Area regulations.
Based upon application of the tests in subsections J3a, b, and c of this Section, applications which are
considered appropriate for review as modifications are subject to the procedures and criteria in RMC 4 -9-250D,
Modification Procedures. Requests to modify regulations or standards which do not meet the above tests shall
be processed as variances.
d. The request, in addition to meeting the criteria of RMC 4-9-250D, Modification Procedures, must be based
on consideration of the best available science as described in WAC 365-195-905; or where there is an absence
of valid scientific information, the steps in RMC 4-9-250F are followed.
4. Criteria for Approving Wetland Alterations: Wetland alterations may only be authorized after the City makes
a written finding that the proposal is consistent with the following criteria:
a. No Net Loss: Activities that adversely affect wetlands and/or wetland buffers shall include mitigation
sufficient to achieve no net loss of wetland function and acreage and to achieve, where practicable, a net
resource gain in wetlands over present conditions. The concept of “no net loss” means to create, restore and/or
enhance a wetland so that there is no reduction to total wetland acreage and/or function.
b. Compensation for wetland alterations shall occur in the following order of preference:
i. Re-establishing wetlands on upland sites that were formerly wetlands.
ii. Rehabilitating wetlands for the purposes of repairing or restoring natural and/or historic functions.
iii. Creating wetlands on disturbed upland sites such as those consisting primarily of nonnative, invasive
plant species.
iv. Enhancing significantly degraded wetlands.
v. Preserving Category I or II wetlands that are under imminent threat; provided, that preservation shall
only be allowed in combination with other forms of mitigation and when the Administrator determines
that the overall mitigation package fully replaces the functions and values lost due to development.
vi. Cooperative compensation to mitigation banks or in-lieu fee programs, as indicated in subsection G9e
of this Section.
c. Mitigation Ratios for Wetland Impacts: Compensatory mitigation for wetland alterations shall be based on
the wetland category and the type of mitigation activity proposed. The replacement ratio shall be determined
according to the ratios provided in the table below. The created, re -established, rehabilitated, or enhanced
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 218/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
wetland area shall at a minimum provide a level of functions equivalent to the wetland being altered and shall
be located in an appropriate landscape setting.
Wetland Mitigation Type and Replacement Ratio*
Wetland Category** Creation or Re-establishment Rehabilitation Enhancement Only
Category IV 1.5:1 2:1 3:1
Category III 2:1 3:1 4:1
Category II 3:1 4:1 6:1
Category I 6:1 8:1 Not allowed
*Ratio is the replacement area: impact area.
**As defined in RMC 4-3-050G.
d. Mitigation Ratios for Wetland Buffer Impacts: Compensation for wetland buffer impacts shall occur at a
minimum one to one (1:1) ratio. Compensatory mitigation for buffer impacts shall include enhancement of
degraded buffers by planting native species, removing structures and impervious surfaces within buffers, and
other measures.
e. Special Requirements for Mitigation Banks: Mitigation banks shall not be subject to the replacement
ratios outlined in the replacement ratio table above, but shall be determined as part of the mitigation banking
agreement and certification process.
f. Buffer Requirements for Replacement Wetlands: Replacement wetlands established pursuant to these
mitigation provisions shall have adequate buffers to ensure their protection and sustainability. The buffer shall
be based on the category in subsection G2 of this Section.
g. Location: Compensatory mitigation shall be provided on site or off site in the location that will provide the
greatest ecological benefit and have the greatest likelihood of success. Mitigation shall occur as close as
possible to the impact area, within the same watershed sub-basin, and in a similar habitat type as the permitted
alteration unless the applicant demonstrates to the satisfaction of the Administrator through a watershed - or
landscaped-based analysis that mitigation within an alternative sub-basin of the same watershed would have
greater ecological benefit.
h. Protection: All mitigation areas whether on or off site shall be permanently protected and managed to
prevent degradation and ensure protection of critical area functions and values into perpetuity. Permanent
protection shall be achieved through protective covenant in accordance with this Section.
5. Alterations within Flood Hazard Area:
a. Changes to Special Flood Hazard Area:
i. If a project will alter the BFE or boundaries of the special flood hazard area, then the project proponent
shall provide the community with engineering documentation and analysis regarding the proposed change.
If the change to the BFE or boundaries of the special flood hazard area would normally require a FEMA
Letter of Map Change, then the project proponent shall initiate, and receive approval of, a FEMA
Conditional Letter of Map Revision (CLOMR) prior to approval of the development permit. The project
shall be constructed in a manner consistent with the approved CLOMR.
ii. If a CLOMR application is made, then the project proponent shall also supply the full CLOMR
documentation package to the Floodplain Administrator to be attached to the floodplain development
permit, including all required property owner notifications.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 219/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Notification to Other Entities: Whenever a watercourse is to be altered or relocated:
i. Notify adjacent communities and the Department of Ecology prior to such alteration or relocation of a
watercourse, and submit evidence of such notification to the Federal Insurance Administrator through
appropriate notification means, and
ii. Assure that the flood carrying capacity of the altered or relocated portion of said watercourse is
maintained. (Ord. 5977, 8-10-2020)
4-3-050K VARIANCES:
See RMC 4-9-250.
4-3-050L MITIGATION, MAINTENANCE AND MONITORING:
1. Mitigation Plan Required:
a. Criteria: Mitigation plans required through the application of subsections G4 to G9 of this Section shall
comply with chapter 4-8 RMC. In addition, the applicant shall:
i. Demonstrate sufficient scientific expertise, the supervisory capability, and the financial resources to
carry out the mitigation project; and
ii. Demonstrate the capability for monitoring the site and making corrections during the monitoring period
if the mitigation project fails to meet projected goals; and
iii. Protect and manage, or provide for the protection and management, of the mitigation area to avoid
further development or degradation and to provide for long -term environmental health of the mitigation
area; and
iv. Provide for project monitoring and allow City inspections; and
v. Avoid mitigation proposals that would result in additional future mitigation or regulatory requirements
for adjacent or abutting properties.
b. Mitigation Sequencing: If alterations to critical areas are proposed for a non-exempt activity, the applicant
shall evaluate alternative methods of developing the property using the following criteria in this order and
provide reasons why a less intrusive method of development is not feasible. In determining whether to grant
permit approval pursuant to RMC 4-3-050C, a determination shall be made as to whether the feasibility of less
intrusive methods of development has been adequately evaluated and that less intrusive methods of
development are not feasible.
i. Avoiding the impact altogether by not taking a certain action or parts of an action (usually by either
finding another site or changing the location on the site).
ii. Minimizing adverse impacts by limiting the magnitude of the action and its implementation, by using
appropriate technology, or by taking affirmative steps, such as project redesign, relocation, or timing, to
avoid or reduce impacts.
iii. Rectifying adverse impacts to wetlands, Wellhead Protection Areas, flood hazard areas, and habitat
conservation areas by repairing, rehabilitating, or restoring the affected environment to the historical
conditions or the conditions existing at the time of the initiation of the project.
iv. Minimizing or eliminating the hazard by restoring or stabilizing the hazard area through engineered or
other methods.
v. Reducing or eliminating the adverse impacts or hazard over time by preservation and maintenance
operations over the life of the action.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 220/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
vi. Compensating for adverse impacts to wetlands, Wellhead Protection Areas, flood hazard areas, and
habitat conservation areas by replacing, enhancing, or providing substitute resources or environments.
vii. Monitoring the hazard or other required mitigation and taking remedial action when necessary.
c. Based on Best Available Science: The applicant shall demonstrate that the mitigation is based on
consideration of the best available science as described in WAC 365-195-905; or where there is an absence of
valid scientific information, the steps in RMC 4-9-250F are followed.
d. Mitigation Alternatives and Location:
i. On-Site Mitigation: Mitigation shall be provided on site, unless on-site mitigation is not scientifically
feasible due to physical features of the property. The burden of proof shall be on the applicant to
demonstrate that mitigation cannot be provided on site.
ii. Off-Site Mitigation: When mitigation cannot be provided on site, mitigation shall be provided in the
immediate vicinity of the permitted activity on property owned or controlled by the applicant, and
identified as such through a recorded document such as an easement or covenant, provided such mitigation
is beneficial to the habitat area and associated resources.
iii. In-Kind Mitigation: In-kind mitigation shall be provided except when the applicant demonstrates and
the City concurs that greater functional and habitat value can be achieved through out -of-kind mitigation.
e. Timing of Mitigation Plan – Final Submittal and Mitigation Commencement: When a mitigation plan is
required, the proponent shall submit a final mitigation plan for the approval of the Administrator prior to the
issuance of building or construction permits for development. The proponent shall receive written approval of
the mitigation plan prior to commencement of any construction activity. Where the City requires increased
buffers rather than standard buffers, it shall be noted on the subdivision plan and/or site plan.
f. Timing of Construction and/or Building Permit Issuance: In order to ensure no loss of critical area
functions and values, development permits shall not be issued prior to installation and acceptance of all
required mitigation unless a surety device in an amount of three hundred percent (300%) of the mitigation
installation contract amount is provided to the satisfaction of the City. Mitigation activities shall be timed to
occur in the appropriate season based on weather and moisture conditions.
g. When Stream or Lake Mitigation Plan Is Required: The applicant shall be required to conduct a stream
or lake mitigation plan pursuant to RMC 4-8-120 if impacts are identified within a stream or lake study. The
approval of the stream or lake mitigation plan by the Administrator shall be based on the following criteria.
i. Mitigation Location: Mitigation location shall follow the preferences in this subsection L:
(a) On-Site Mitigation: On-site mitigation is required unless a finding is made that on-site mitigation
is not feasible or desirable;
(b) Off-Site Mitigation within Same Drainage Subbasin as Subject Site: Off-site mitigation may be
allowed when located within the same drainage subbasin as the subject site and if it achieves equal or
improved ecological functions over mitigation on the subject site;
(c) Off-Site Mitigation within Same Drainage Basin within City Limits: Off-site mitigation may be
allowed when located within the same drainage basin within the Renton City limits if it achieves equal
or improved ecological functions within the City over mitigation within the same drainage subbasin as
the project;
(d) Off-Site Mitigation within the Same Drainage Basin Outside the City Limits: Off-site
mitigation may be allowed when located within the same drainage basin outside the Renton City limits
if it achieves equal or improved ecological functions over mitigation within the same drainage basin
within the Renton City limits and it meets City goals.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 221/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Mitigation Type: In all cases, mitigation shall provide for equivalent or greater biological functions
pursuant to subsection L1giii(a) of this Section. Additionally, there shall be no net loss of riparian area or
shoreline ecological function resulting from any activity or land use occurring within the regulated buffer
area. Types of mitigation shall follow the preferences in this subsection L:
(a) Daylighting (returning to open channel) of streams or removal of manmade salmonid migration
barriers;
(b) Removal of impervious surfaces in buffer areas and improved biological function of the buffer;
(c) In-stream or in-lake mitigation as part of an approved watershed basin restoration project;
(d) Other mitigation suitable for site and water body conditions that meet all other provisions for a
mitigation plan.
iii. Contiguous Corridors: Mitigation sites shall be located to preserve or achieve contiguous riparian or
wildlife corridors to minimize the isolating effects of development on habitat areas, so long as mitigation
of aquatic habitat is located within the same aquatic ecosystem as the area disturbed.
(a) Equivalent or Greater Biological Functions: The Administrator shall utilize the report “City of
Renton Best Available Science Literature Review and Stream Buffer Recommendations” by AC
Kindig and Company and Cedarock Consultants, dated February 27, 2003, unless superseded with a
City-adopted study, to determine the existing or potential ecological function of the stream or lake or
riparian habitat that is being affected. Alternate reports or literature that meet Best Available Science
may be utilized as supplemental information in order to ensure the Administrator’s determination
reflects current science and analysis. Mitigation shall address each function affected by the alteration.
Mitigation to compensate alterations to stream/lake areas and associated buffers shall achieve
equivalent or greater biologic and hydrologic functions and shall include mitigation for adverse
impacts upstream or downstream of the development proposal site. No net loss of riparian habitat or
water body function shall be demonstrated.
(b) Minimum Mitigation Plan Performance Standards: See subsection L1 of this Section.
iv. Alternative Mitigation: The mitigation requirements set forth in this subsection L1 may be modified
at the Administrator’s discretion if the applicant demonstrates that improved habitat functions, on a
per-function basis, can be obtained in the affected sub-drainage basin as a result of alternative mitigation
measures.
2. Surety Devices:
a. Required for Mitigation Plans: For any mitigation plans required as a result of the application of these
regulations, a surety device shall be required to ensure performance consistent with RMC 4 -1-230. The King
County Critical Areas Mitigation Bond Quantity Worksheet may be used by applicants to determine
appropriate amounts sufficient to cover the cost of conformance with the conditions of this Section, including
corrective measures associated with work that is not completed. After the Administrator determines that
mitigation has been successfully completed in compliance with the approved mitigation plan and the
monitoring period has expired, the surety device shall be released. The City may collect against the surety
device and require the property owner to sign a property access release form when work, which is not
completed, is found to be in violation of the conditions set forth in the mitigation plan and/or the Administrator
determines that the site is in violation of the purposes of this Section.
b. Time Period: The surety device shall be sufficient to guarantee that structures, improvements, and
mitigation required by permit condition perform satisfactorily for a minimum of five (5) years after they have
been completed.
3. Monitoring: All compensatory mitigation projects shall be monitored for a period necessary to establish that
performance standards have been met, but generally not for a period less than five (5) years. Reports for wetland
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 222/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
mitigation projects shall be submitted quarterly for the first year and thereafter annually for the next four (4) years
following construction for a total of five (5) years minimum. Subsequent reporting shall be required if applicable to
document milestones, successes, problems, and contingency actions of the compensatory mitigation. Should the
mitigation project fail to meet established success criteria at any point, the monitoring period shall be started over at
year one. The Administrator shall have the authority to modify or extend the monitoring period and require
additional monitoring reports for up to ten (10) years when any of the following conditions apply:
a. The project does not meet the performance standards identified in the mitigation plan;
b. The project does not provide adequate replacement for the functions and values of the impacted critical area;
c. The project involves establishment of forested plant communities, which require longer time for
establishment.
4-3-050M APPEALS:
1. General: See RMC 4-8-070, Authority and Responsibilities, and RMC 4-8-110.
2. Record Required – Flood Hazard Areas: See RMC 4-9-250B.
4-3-050N UNAUTHORIZED ALTERATIONS AND ENFORCEMENT:
1. Stop Work Order: When a critical area or its buffer has been altered in violation of this Title, all ongoing
development work shall stop. The City shall have the authority to issue a stop work order to cease all ongoing
development work, and order restoration, rehabilitation, or replacement measures at the owner’s or other responsible
party’s expense to compensate for violation of provisions of this Title.
2. Requirement and Timing for Restoration Plan and Site Restoration: All development work shall remain
stopped until a restoration plan is prepared and approved by City. Such a plan shall be prepared by a qualified
professional using the best available science and shall describe how the actions proposed meet the minimum
requirements described in subsection N3 of this Section. The Administrator shall, at the violator’s expense, seek
expert advice in determining the adequacy of the plan. Inadequate plans shall be returned to the applicant or violator
for revision and resubmittal. Once the restoration plan has been approved by the City, the applicant must implement
the plan to the satisfaction of the City prior to recommencing development activity.
3. Minimum Performance Standards for Restoration: Information demonstrating compliance with the
requirements in subsection L of this Section shall be submitted to the Administrator. The following minimum
performance standards shall be met for the restoration of a critical area; provided, that if the violator can
demonstrate that greater functional and habitat values can be obtained, these standards may be modified:
a. Wellhead Protection Areas, Flood Hazard Areas, Wetlands, and Habitat Conservation Areas:
i. The historic structural and functional values shall be restored, including water quality and habitat
functions;
ii. The historic soil types and configuration shall be replicated;
iii. The critical area and buffers shall be replanted with native vegetation that replicates the vegetation
historically found on the site in species types, sizes, and densities. The historic functions and values should
be replicated at the location of the alteration; and
b. Geologic Hazards:
i. The hazard shall be reduced to a level equal to, or less than, the pre -development hazard;
ii. Any risk of personal injury resulting from the alteration shall be eliminated or minimized; and
iii. The hazard area and buffers shall be replanted with native vegetation sufficient to minimize the hazard.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 223/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Site Investigations Authorized: The Administrator is authorized to make site inspections and take such actions
as are necessary to enforce this Title. The Administrator shall present proper credentials and make a reasonable
effort to contact any property owner before entering onto private property.
5. Penalties: See RMC 4-3-120 and chapter 4-1 RMC. (Ord. 5757, 6-1-2015)
4-3-060 (Reserved)
4-3-070 PIPELINE NOTICE:
A. PURPOSE AND APPLICABILITY:
The requirements in this Section are intended to reduce the likelihood of accidental damage to and from hazardous
liquid and gas pipelines. This Section applies to all development within five hundred feet (500') of hazardous liquid
or gas pipelines.
B. REQUIRED NOTICE ON TITLE:
All development within five hundred feet (500') of hazardous liquid or gas pipelines shall, as a condition of
approval, be required to place a note on title notifying future owners of the presence of a hazardous liquid or gas
pipeline in the vicinity and advising contact with the pipeline owner before any ground disturbance. (Ord. 5675,
12-3-2012)
4-3-080 (Repealed by Ord. 5759, 6-22-2015)
4-3-090 SHORELINE MASTER PROGRAM REGULATIONS:
4-3-090A PROGRAM ELEMENTS
4-3-090B REGULATED SHORELINES
4-3-090C SHORELINES OVERLAY DISTRICTS
4-3-090D GENERAL DEVELOPMENT STANDARDS
4-3-090E USE REGULATIONS
4-3-090F SHORELINE MODIFICATION
4-3-090A PROGRAM ELEMENTS:
The Renton Shoreline Master Program consists of the following elements, which are subject to review and approval
by the Washington State Department of Ecology pursuant to RCW 90.58.090:
1. The Shoreline Management Element of the Renton Comprehensive Plan.
2. This Section, RMC 4-3-090, Shoreline Master Program Regulations.
3. Chapter 4-11 RMC, Definitions, to the extent that they relate to this Section or are defined by RCW 90.58.030,
WAC 173-26-020, and WAC 173-27-030.
4. RMC 4-9-190, Shoreline Permits, to the extent that they relate to specific procedural mandates of chapter 90.58
RCW and Chapter 173-27 WAC.
5. RMC 4-10-095, Shoreline Nonconforming Uses, Activities, Structures, and Sites.
6. RMC 4-3-050, Critical Areas Regulations, only those provisions incorporated by reference into the Shoreline
Master Program pursuant to RMC 4-3-090D2c.
7. The Shoreline Restoration Element of the Shoreline Master Program, of which one printed copy in book form has
heretofore been filed and is now on file in the office of the City Clerk and made available for examination by the
general public, shall not be considered to contain regulations but shall be utilized as a guideline for capital
improvements planning by the City and other jurisdictions undertaking ecological restoration activities within
Shoreline Management Act jurisdiction.
8. The Shoreline Environment Overlay Map, of which one printed copy has heretofore been filed and is on file in the
office of the City Clerk and made available for examination by the general public, and another printed copy of
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 224/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
which is available at the Department of Community and Economic Development. An electronic copy may also be
posted online at the City’s website www.rentonwa.gov. (Ord. 5976, 8 -3-2020)
4-3-090B REGULATED SHORELINES:
The Renton Shoreline Master Program applies to Shorelines of the State, which include Shorelines of Statewide
Significance and shorelines as defined in chapter 4-11 RMC and as listed below.
1. Shorelines of Statewide Significance:
a. Lake Washington;
b. Green River (the area within the OHWM of the Green River is not within the Renton City Limits, but
portions of the two hundred foot (200') shoreline jurisdiction are within City limits).
2. Shorelines:
a. Cedar River;
b. May Creek from the intersection of May Creek and NE 31st Street in the southeast quarter of the southeast
quarter of Section 32-24-5E WM;
c. Black River;
d. Springbrook Creek from the Black River on the north to SW 43rd Street on the south;
e. Lake Desire (in the City’s potential annexation area at the time of adoption of the Shoreline Master
Program).
3. The Jurisdictional Area Includes:
a. Lands within two hundred feet (200'), as measured on a horizontal plane, from the OHWM, or lands within
two hundred feet (200') from floodways, whichever is greater;
b. All marshes, bogs, swamps, and river deltas associated with streams, lakes, and tidal waters that are subject
to the provisions of the State Shoreline Management Act. (Ord. 5976, 8 -3-2020)
4-3-090C SHORELINES OVERLAY DISTRICTS:
1. Natural Environment Overlay District:
a. Designation of the Natural Environment Overlay District: The objectives and criteria for the designation
of this district are located in the Shoreline Management Element of the Comprehensive Plan.
b. Application: The location of this district is found on the Shoreline Environment Overlay Map, see
subsection A8 of this Section, and shall include that portion of the north bank of the Black River lying west of
its confluence with Springbrook Creek. (Ord. 5976, 8 -3-2020)
c. Acceptable Activities and Uses: As listed in subsection E of this Section, Use Regulations.
2. Urban Conservancy Overlay District:
a. Designation of the Shoreline Urban Conservancy Environment Overlay District: The objectives and
criteria for the designation of this district are located in the Shoreline Management Element of the
Comprehensive Plan.
b. Application: The location of this district is found on the Shoreline Environment Overlay Map, see
subsection A8 of this Section, and shall include:
• That portion of the Lake Washington shoreline within Gene Coulon Park extending from one hundred feet
(100') north of the northerly end of the northernmost driveway to the northerly end of the park.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 225/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
• May Creek east of Lake Washington, including the open space area within the Barbee Mill site.
• That portion of the south bank of the Cedar River extending from three hundred fifty feet (350') east of I -405
right-of-way to SR 169.
• The Cedar River, extending from SR 169 to the easterly limit of the Urban Growth Area.
• That portion of Springbrook Creek beginning from approximately SW 27th Street on the north to SW 31st
Street on the south, abutting City-owned wetlands in this area, and for that portion of the west side of the creek in
the vicinity of SW 38th Street abutting the City’s Wetlands Mitigation Bank shall be designated conservancy.
• Per WAC 176-26-211(2)(e) all areas within shoreline jurisdiction that are not designated within the Shoreline
Master Program are automatically assigned to be in the Urban Conservancy Overlay District until the shoreline can
be redesignated through a Shoreline Master Program amendment approved by the Washington State Department of
Ecology. (Ord. 5976, 8-3-2020)
c. Acceptable Activities and Uses: As listed in subsection E of this Section, Use Regulations.
3. Single Family Residential Overlay District:
a. Designation of the Single Family Residential Overlay: The objectives and criteria for the designation of
this district are located in the Shoreline Management Element of the Comprehensive Plan.
b. Application: The location of this district is found on the Shoreline Environment Overlay Map, see
subsection A8 of this Section, and shall include those shoreline areas with residential zoning and use located on
Lake Washington, the Cedar River, May Creek, and Lake Desire. Publicly owned park and open space areas
with residential zoning shall be excluded. (Ord. 5976, 8 -3-2020)
c. Acceptable Activities and Uses: As listed in subsection E of this Section, Use Regulations.
4. Shoreline High Intensity Overlay District:
a. Designation of the High Intensity Overlay District: The objectives and criteria for the designation of this
district are located in the Shoreline Management Element of the Comprehensive Plan.
b. Application: The location of this district is found on the Shoreline Environment Overlay Map, see
subsection A8 of this Section, and shall include:
• The Commercial/Office/Residential (COR) zoned properties north of May Creek, including the Quendall Site
and Seahawks Headquarters site.
• The southerly portion of Gene Coulon Park, generally south of and including the over -water walkway,
concession areas, parking areas, boat launch areas, and the swimming beach.
• The Urban Center (UC), and Industrial-Heavy zoned (IH) areas along the south shoreline of Lake Washington,
the Municipal Airport, and adjacent COR designated areas.
• The Cedar River from the mouth to I -405.
• The north side of the Cedar River east of I-405 within areas of COR zoning designation.
• Areas of Springbrook Creek not in Natural or Urban Conservancy overlays. (Ord. 5976, 8 -3-2020)
c. Acceptable Activities and Uses: Subject to subsection E of this Section, Use Regulations, which allows land
uses in chapter 4-2 RMC in this overlay district, subject to the preference for water -dependent and
water-oriented uses. Uses adjacent to the water’s edge and within buffer areas are reserved for water -oriented
development, public/community access, and/or ecological restoration. (Ord. 5759, 6 -22-2015)
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 226/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Shoreline High Intensity – Isolated Lands – Overlay District:
a. Designation of the High Intensity – Isolated Lands – Overlay District: The objectives and criteria for the
designation of this district are located in the Shoreline Management Element of the Comprehensive Plan.
b. Application: The location of this district is found on the Shoreline Environment Overlay Map, see
subsection A8 of this Section, and shall include:
i. Areas within shoreline jurisdiction of the Green River but isolated by the intervening railroad
right-of-way.
ii. Areas immediately north of the Cedar River (right bank) and north of Riverside Drive between
Williams Avenue South and Bronson Way North. (Ord. 5976, 8 -3-2020)
c. Acceptable Activities and Uses: Allowed uses are detailed in subsection E1 of this Section, Shoreline Use
Table. The shoreline regulations that apply within this overlay are the land use regulations of Title IV,
Development Regulations, of the Renton Municipal Code, subject to the permit and procedural requirements of
the Shoreline Master Program. In most cases, the performance standards in this Section do not apply to
development or uses in this overlay.
6. Aquatic Shoreline Overlay District:
a. Designation of the Aquatic Overlay District: The objectives and criteria for the designation of this district
are located in the Shoreline Management Element of the Comprehensive Plan.
b. Application: The Aquatic Overlay District is defined as the area waterward of the OHWM of all streams
and rivers, all marine water bodies, and all lakes, constituting shorelines of the State together with their
underlying lands and their water column; but do not include associated wetlands and other shorelands
shoreward of the OHWM. This designation is not found on the Shoreline Environment Map, but shall be
assigned based on the description above.
c. Acceptable Activities and Uses: Subject to subsection E of this Section, Use Regulations, water -dependent
uses and a limited range of water-oriented uses are allowed in the Aquatic Overlay, subject to provision of
shoreline ecological enhancement and public access.
4-3-090D GENERAL DEVELOPMENT STANDARDS:
1. Applicability: This Section shall apply to all use and development activities within the shoreline. Items included
here will not necessarily be repeated in subsection E of this Section, Use Regulations, and shall be used in the
evaluation of all shoreline permits.
Renton Municipal Code provisions in Title IV, Development Regulations, Chapter 4, City -wide Property
Development Standards (chapter 4-4 RMC) contain regulations and standards governing site development of
property City-wide, such as parking, landscaping, fencing, tree retention, and others. Such provisions shall apply
within shoreline jurisdictions unless there is a conflict with the standards set forth by the Shoreline Master Program.
In case of conflict, the standards set forth in the Shoreline Master Program shall prevail. (Ord. 5976, 8 -3-2020)
2. Environmental Effects:
a. No Net Loss of Ecological Functions:
i. No Net Loss Required: Shoreline use and development shall be carried out in a manner that prevents or
mitigates adverse impacts to ensure no net loss of ecological functions and processes in all development
and use. Permitted uses are designed and conducted to minimize, in so far as practical, any resultant
damage to the ecology and environment (RCW 90.58.020). Shoreline ecological functions that shall be
protected include, but are not limited to, fish and wildlife habitat, food chain support, and water
temperature maintenance. Shoreline processes that shall be protected include, but are not limited to, water
flow; erosion and accretion; infiltration; groundwater recharge and discharge; sediment delivery, transport,
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 227/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
and storage; large woody debris recruitment; organic matter input; nutrient and pathogen removal; and
stream channel formation/maintenance.
ii. Impact Evaluation Required: In assessing the potential for net loss of ecological functions or processes,
project-specific and cumulative impacts shall be considered and mitigated on- or off-site.
iii. Evaluation of Mitigation Sequencing Required: An application for any permit or approval shall
demonstrate all reasonable efforts have been taken to provide sufficient mitigation such that the activity
does not result in net loss of ecological functions. Mitigation shall occur in the following prioritized order:
(a) Avoiding the adverse impact altogether by not taking a certain action or parts of an action, or
moving the action.
(b) Minimizing adverse impacts by limiting the degree or magnitude of the action and its
implementation by using appropriate technology and engineering, or by taking affirmative steps to
avoid or reduce adverse impacts.
(c) Rectifying the adverse impact by repairing, rehabilitating, or restoring the affected environment.
(d) Reducing or eliminating the adverse impact over time by preservation and maintenance operations
during the life of the action.
(e) Compensating for the adverse impact by replacing, enhancing, or providing similar substitute
resources or environments and monitoring the adverse impact and taking appropriate corrective
measures.
b. Burden on Applicant: Applicants for permits have the burden of proving that the proposed development is
consistent with the criteria set forth in the Shoreline Master Program and the Shoreline Management Act,
including demonstrating all reasonable efforts have been taken to provide sufficient mitigation such that the
activity does not result in net loss of ecological functions.
c. Critical Areas within Shoreline Jurisdiction:
i. Applicable Critical Area Regulations: Critical areas regulations, as codified in RMC 4 -3-050, Critical
Area Regulations, are adopted by reference except for the provisions modified in subsection D2cii of this
Section and excluded in D2ciii of this Section. Said provisions shall apply to any use, alteration, or
development within shoreline jurisdiction whether or not a shoreline permit or written statement of
exemption is required. Unless otherwise stated, no development shall be constructed, located, extended,
modified, converted, or altered, or land divided without full compliance with the provision adopted by
reference and the Shoreline Master Program. Within shoreline jurisdiction, the regulations of RMC
4-3-050 shall be liberally construed together with the Shoreline Master Program to give full effect to the
objectives and purposes of the provisions of the Shoreline Master Program and the Shoreline Management
Act. If there is a conflict or inconsistency between any of the adopted provisions below and the Shoreline
Master Program, the most restrictive provisions shall prevail.
ii. The following provisions of the Critical Areas Regulations in RMC 4-3-050 are modified within
shoreline jurisdiction:
(a) RMC 4-3-050G1 is not adopted within shoreline jurisdiction. Uses and developments within
shoreline jurisdiction, including proposals with critical areas, are subject to the standard of no net loss
of shoreline ecological functions and processes.
(b) Within shoreline jurisdiction, variances to critical areas regulations shall be processed through a
shoreline variance in RMC 4-9-190I, rather than RMC 4-9-250.
(c) To provide for flexibility in the administration of the ecological protection provisions of the
Shoreline Master Program, alternative averaged buffer approaches provided in RMC 4 -3-050I may be
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 228/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
utilized within shoreline jurisdiction. Other reduced buffer allowances provided in RMC 4 -3-050I are
not applicable within the shoreline jurisdiction.
(d) Wetland Identification, Rating, Buffer, Mitigation Ratio, and Buffer Averaging provisions of
subsection D2d of this Section shall apply within shoreline jurisdiction.
iii. Inapplicable Critical Area Regulations: The following provisions of RMC 4 -3-050, Critical Area
Regulations, shall not apply within shoreline jurisdiction:
(a) RMC 4-3-050K, Variances, RMC 4-3-050G1 and any related reference to RMC 4-9-250.
(b) RMC 4-3-050M, Appeals, shoreline permit appeals are dictated by the Shoreline Management Act
and must be executed in accordance with RCW 90.58.180.
(c) Any allowance provided based on a reference to Reasonable Use. Within the shoreline jurisdiction,
reasonable use is demonstrated through the shoreline variance.
(e) Other GMA authorized administrative provisions such as appeals, permits, penalties and
enforcement that are not consistent with the Shoreline Management Act.
(f) RMC 4-3-050G9dii Independent buffer study allowances for alternative wetland buffers.
(g) Pursuant to RMC 4-3-050C3 Table footnote 22, allowances for new accessory structures, such as
fences, gazebos, storage sheds, and playhouses within a critical area buffer are not applicable within
the shoreline jurisdiction.
iv. Critical Area Regulations for Habitat Conservation Areas: Shoreline Environments designated as
Natural or Urban Conservancy shall be considered Habitat Conservation Areas. Regulations for habitat
conservation areas Type S Streams and Lakes are contained within the development standards and use
standards of the Shoreline Master Program, including but not limited to subsection F1 of this Section,
Vegetation Conservation, which establishes vegetated buffers adjacent to water bodies and specific
provisions for use and for shoreline modification in subsections E and F of this Section. There shall be no
modification of the required setback and buffer for non -water-dependent uses in Type S Fish Habitat
Conservation areas without an approved Shoreline Conditional Use Permit.
v. Alternate Mitigation Approaches: To provide for flexibility in the administration of the ecological
protection provisions of the Shoreline Master Program, alternative mitigation approaches may be applied
for as provided in RMC 4-3-050L1giv, Alternative Mitigation. Modifications within shoreline jurisdiction
may be approved for those critical areas regulated by that Section as a Shoreline Conditional Use Permit
where such approaches provide increased protection of shoreline ecological functions and processes over
the standard provisions of the Shoreline Master Program and are scientifically supported by specific
studies performed by qualified professionals. (Ord. 5976, 8 -3-2020)
d. Wetlands within Shoreline Jurisdiction:
i. Wetland Identification: Wetlands shall be identified in accordance with the requirements of RCW
36.70A.175 and 90.58.380. Unless otherwise provided for in this Chapter, all areas within the City
meeting the criteria in the approved Federal Wetland Delineation Manual and regional supplements,
regardless of any formal identification, are hereby designated critical areas and are subject to the
provisions of this Chapter.
ii. Wetland Rating System: Wetlands shall be rated based on categories that reflect the functions and
values of each wetland. Wetland categories shall be based on the criteria provided in the Washington State
Wetland Rating System for Western Washington, 2014 Update (Ecology Publication No. 14 -06-029).
These categories are generally defined as follows:
(a) Category I Wetlands: Category I wetlands are those wetlands of exceptional value in terms of
protecting water quality, storing flood and stormwater, and/or providing habitat for wildlife as
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 229/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
indicated by a rating system score of twenty three (23) points or more. These are wetland communities
of infrequent occurrence that often provide documented habitat for critical, threatened or endangered
species, and/or have other attributes that are very difficult or impossible to replace if altered.
(b) Category II Wetlands: Category II wetlands have significant value based on their function as
indicated by a rating system score of between twenty (20) and twenty two (22) points. They do not
meet the criteria for Category I rating but occur infrequently and have qualities that are difficult to
replace if altered.
(c) Category III Wetlands: Category III wetlands have important resource value as indicated by a
rating system score of between sixteen (16) and nineteen (19) points.
(d) Category IV Wetlands: Category IV wetlands are wetlands of limited resource value as indicated
by a rating system score of less than sixteen (16) points. They typically have vegetation of similar age
and class, lack special habitat features, and/or are isolated or disconnected from other aquatic systems
or high quality upland habitats.
iii. Wetland Buffers:
(a) Buffer Required: Wetland buffer zones shall be required for all regulated activities adjacent to
regulated wetlands. Any wetland created, restored or enhanced as compensation for approved wetland
alterations shall also include the standard buffer required for the category of the created, restored or
enhanced wetland. All buffers shall be measured from the wetland boundary as surveyed in the field.
Buffers shall not include areas that are functionally and effectively disconnected from the wetland by a
permanent road or other substantially developed surface of sufficient width and with use characteristics
such that buffer functions are not provided and that cannot be feasibly removed, relocated or restored
to provide buffer functions.
(b) Buffer May Be Increased: The buffer standards required by this Chapter presume the existence of a
dense vegetation community in the buffer adequate to protect the wetland functions and values. When
a buffer lacks adequate vegetation, the Administrator of the Department of Community and Economic
Development or designee may increase the standard buffer, require buffer planting or enhancement,
and/or deny a proposal for buffer reduction or buffer averaging.
(c) Minimum Buffer Width:
Wetland Category
High Habitat
Functions
(8 – 9 points)
Moderate Habitat
Functions
(6 – 7points)
Low Habitat
Functions
(3 – 5 points)
Buffer Width (feet)
Category I – Bogs and Natural Heritage
Wetlands 225 190 190
Category I – All Others 225 110 75
Category II 225 110 75
Category III 225 110 60
Category IV 40 40 40
iv. Mitigation Ratios for Wetland Impacts: Compensatory mitigation for wetland alterations shall be based
on the wetland category and the type of mitigation activity proposed. The replacement ratio shall be
determined according to the ratios provided in the table below. The created, re -established, rehabilitated,
or enhanced wetland area shall at a minimum provide a level of function equivalent to the wetland being
altered and shall be located in an appropriate landscape setting.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 230/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Wetland Mitigation Type and Replacement Ratio*
Wetland Category Creation Re-establishment Rehabilitation
Enhancement
Only
Category IV 1.5:1 1.5:1 3:1 6:1
Category III 2:1 2:1 4:1 8:1
Category II 3:1 3:1 6:1 12:1
Category I 6:1 6:1 8:1 Not allowed
*Ratio is the replacement area: impact area.
v. Wetland Buffer Averaging: The Administrator of the Department of Community and Economic
Development or designee may average wetland buffer widths on a case -by-case basis when the applicant
demonstrates through a wetland study to the satisfaction of the Administrator that all the following criteria
are met:
(a) The wetland has significant differences in characteristics that affect its habitat functions, such as a
wetland with a forested component adjacent to a degraded emergent component or a “dual -rated”
wetland with a Category I area adjacent to a lower rated area;
(b) The buffer is increased adjacent to the higher -functioning area of habitat or more sensitive portion
of the wetland and decreased adjacent to the lower functioning or less sensitive portion;
(c) The total area of the buffer after averaging is equal to the area required without averaging and all
increases in buffer dimension for averaging are generally parallel to the wetland edge;
(d) The buffer at its narrowest point is never less than three quarters (3/4) of the required width. (Ord.
5976, 8-3-2020)
e. Development Standards for Aquatic Habitat:
i. Stormwater Requirements: Development shall provide stormwater management facilities including
water quality treatment designed, constructed, and maintained in accordance with the current stormwater
management standards. Water quality treatment facilities shall be provided for moderate alteration of
nonconforming structures, uses and sites as provided for in RMC 4 -10-095.
ii. Erosion and Sediment Control Requirements: Best management practices for control of erosion and
sedimentation shall be implemented for all development in shorelines through approved temporary erosion
and sediment control plan, or administrative conditions.
iii. Lighting Requirements: Nighttime lighting shall be designed to avoid or minimize interference with
aquatic life cycles through avoidance of light sources that shine directly onto the water. Exterior lighting
fixtures shall include full cut off devices such that glare or direct illumination does not extend into water
bodies. Lighting shall include timers or other switches to ensure that lights are extinguished when not in
use.
3. Use Compatibility and Aesthetic Effects:
a. General: Shoreline use and development activities shall be designed and operated to allow the public’s
visual access to the water and shoreline and maintain shoreline scenic and aesthetic qualities that are derived
from natural features, such as shoreforms and vegetative cover.
b. View Obstruction and Visual Quality: The following standards and criteria shall apply to developments
and uses within the jurisdiction of the Shoreline Master Program:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 231/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. View Corridors Required: Where commercial, industrial, multiple use, multi -family and/or multi-lot
developments are proposed, primary structures shall provide for view corridors between buildings where
views of the shoreline are available from public right -of-way or trails.
ii. Maximum Building Height: Buildings shall be limited in height as specified in Table 4 -3-090D7a,
Shoreline Bulk Standards.
iii. Minimum Setbacks for Commercial Development Adjacent to Residential or Park Uses: All new or
expanded commercial development adjacent to residential use and public parks shall provide fifteen feet
(15') setbacks from adjacent properties to attenuate proximity impacts such as noise, light and glare, and
may address scale and aesthetic impacts. Fencing or landscape areas may be required to provide a visual
screen.
iv. Lighting Requirements: Display and other exterior lighting shall be designed and operated so as to
prevent glare, to avoid illuminating nearby properties used for noncommercial purposes, and to prevent
hazards for public traffic. Methods of controlling spillover light include, but are not limited to, limits on
the height of light structure, limits on light levels of fixtures, light shields, and screening.
v. Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall employ materials
that limit reflected light.
vi. Integration and Screening of Mechanical Equipment: Building mechanical equipment shall be
incorporated into building architectural features, such as pitched roofs, to the maximum extent feasible.
Where mechanical equipment cannot be incorporated into architectural features, a visual screen shall be
provided consistent with building exterior materials that obstructs views of such equipment.
vii. Visual Prominence of Freestanding Structures to Be Minimized: Facilities not incorporated into
buildings including fences, piers, poles, wires, lights, and other freestanding structures shall be designed to
minimize visual prominence.
viii. Maximum Stair and Walkway Width: Stairs and walkways located within buffers shall not exceed
four feet (4') in width; provided, that where ADA requirements apply, such facilities may be increased to
six feet (6') in width. Stairways shall conform to the existing topography to the extent feasible.
ix. Other Design Standards: Any other design standards included in community plans or regulations
adopted by the City shall be incorporated. (Ord. 5976, 8-3-2020)
c. Community Disturbances: Noise, odors, night lighting, water and land traffic, and other structures and
activities shall be considered in the design plans and their impacts avoided or mitigated.
d. Design Requirements: Architectural styles, exterior designs, landscaping patterns, and other aspects of the
overall design of a site shall be in conformance with urban design and other standards contained in RMC
4-3-100, Urban Design Regulations, and other applicable provisions of RMC Title IV, Development
Regulations, as well as specific policies and standards of the Shoreline Master Program.
e. Screening Required: The standards in RMC 4-4-095 concerning screening of mechanical equipment and
outdoor service and storage areas shall apply within shorelines with the additional criteria that the provisions
for bringing structures or sites into conformance shall occur for minor alteration or renovation as provided in
RMC 4-9-190.
4. Public Access:
a. Physical or Visual Access Required for New Development: Physical or visual access to shorelines shall be
incorporated in all new development when the development would either generate a demand for one or more
forms of such access, would impair existing legal access opportunities or rights, or is required to meet the
specific policies and regulations of the Shoreline Master Program. A coordinated program for public access for
specified shoreline reaches is established in the Comprehensive Plan, Shoreline Policy SH-31 Table of Public
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 232/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Access Objectives by Reach Element, Policy SH-31 with provisions for public access, including off-site
facilities designated in the table Public Access Requirements by Reach in subsection D4f of this Section.
b. Public Access Required: Public access shall be provided for the following development, subject to the
criteria in subsection D4d of this Section.
i. Water-dependent uses and developments that increase public use of the shorelines and public aquatic
lands, or that would impair existing legal access opportunities, or that utilize public harbor lands or aquatic
lands, or that are developed with public funding or other public resources.
ii. Non-water-dependent development and uses shall provide community and/or public access consistent
with the specific use standards in subsection E of this Section, Use Regulations, unless ecological
restoration is provided.
iii. Developments of more than ten (10) single family residential lots or single family dwelling units,
including subdivision, within a proposal or a contiguously owned parcel are required to provide public
access. Developments of more than four (4) but less than ten (10) single family residential lots or single
family dwelling units, including subdivision, within a proposal or a contiguously owned parcel are
required to provide community access.
iv. Development of any non-single-family residential development or use consistent with the specific use
standards in subsection E9 of this Section, Residential Development.
v. Any use of public aquatic lands, except as related to single family residential use of the shoreline,
including docks accessory to single family residential use.
vi. Publicly financed or subsidized flood control or shoreline stabilization shall not restrict public access to
the shoreline and shall include provisions for new public access to the maximum extent feasible.
vii. Public access provided by shoreline street ends, public utilities, and rights-of-way shall not be
diminished by any public or private development or use (RCW 35.79.035 and RCW 36.87.130).
c. Criteria for Modification of Public Access Requirements: The requirements for public access may be
modified as a shoreline conditional use for any application in which the following criteria are demonstrated to
be met in addition to the general criteria for a Shoreline Conditional Use Permit. In cases where a Substantial
Development Permit is not required, use of this waiver or modification may take place only through a shoreline
variance. It is the responsibility of the applicant to demonstrate that the criteria are met. As a condition of
modification of access requirements, contribution to an off -site public access site shall be required.
i. Unavoidable health or safety hazards to the public exist that cannot be prevented by any practical means.
ii. Inherent security requirements of the use cannot be satisfied through the application of alternative
design features or other solutions.
iii. The cost of providing the access, or mitigating the impacts of public access, is unreasonably
disproportionate to the total long-term development and operational cost over the life-span of the proposed
development.
iv. Significant environmental impacts will result from the public access that cannot be mitigated.
v. Significant undue and unavoidable conflict between any access provisions and the proposed use and/or
adjacent uses would occur and cannot be mitigated.
vi. Prior to determining that public access is not required, all reasonable alternatives must be pursued,
including but not limited to:
(a) Regulating access by such means as maintaining a gate and/or limiting hours of use;
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 233/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(b) Designing separation of uses and activities (e.g., fences, terracing, use of one -way glazing, hedges,
landscaping, etc.); and
(c) Providing for specific facilities for public visual access, including viewing platforms that may be
physically separated from the water’s edge, but only if access adjacent to the water is precluded.
d. Design Criteria for Public Access Sites: Public access shall incorporate the following location and design
criteria:
i. Walkways or Trails Required in Vegetated Open Space: Public access on sites where vegetated open
space is provided along the shoreline shall consist of a public pedestrian walkway parallel to the OHWM
of the property. The walkway shall be buffered from sensitive ecological features, may be set back from
the water’s edge, and may provide limited and controlled access to sensitive features and the water’s edge
where appropriate. Fencing may be provided to control damage to plants and other sensitive ecological
features and where appropriate. Trails shall be constructed of permeable materials and limited to four feet
(4') to six feet (6') in width to reduce impacts to ecologically sensitive resources.
ii. Access Requirements for Sites Without Vegetated Open Space: Public access on sites or portions of
sites not including vegetated open space shall be not less than ten percent (10%) of the developed area
within shoreline jurisdiction or three thousand (3,000) square feet, whichever is greater, on developments
including non-water-dependent uses. For water-dependent uses, the amount and location may be varied in
accordance with the criteria in subsection F3 of this Section. Public access facilities shall extend along the
entire water frontage, unless such facilities interfere with the functions of water -dependent uses. The
minimum width of public access facilities shall be ten feet (10') and shall be constructed of materials
consistent with the design of the development; provided, that facilities addressed in the Renton Trails and
Bicycle Master Plan shall be developed in accordance with the standards of that plan. (Ord. 5976,
8-3-2020)
iii. Access Requirements for Over-Water Structures: Public access on over-water structures on public
aquatic lands, except for docks serving a single family residence, shall be provided and may include
common use of walkway areas. Moorage facilities serving five (5) or more vessels shall provide a publicly
accessible area of at least ten feet (10') at or near the end of the structure. Public marinas serving twenty
(20) or more vessels may restrict access to specific moorage areas for security purposes as long as an area
of at least ten percent (10%) of the over-water structure is available for public access and an area of at
least twenty (20) square feet is provided at or near the end of the structure. Public access areas may be
used in common by other users, but may not include adjacent moorage that obstructs public access to the
edge of the water or obstructs views of the water.
iv. Resolution of Different Standards: Where City trail or transportation plans and development standards
specify dimensions that differ from those in subsections D4di, D4dii, or D4diii of this Section, the
standard that best serves public access, while recognizing constraints of protection and enhancement of
ecological functions, shall prevail.
v. Access Requirements Determined by Reach: A coordinated program for public access for specified
shoreline reaches is established in the Comprehensive Plan, Shoreline Management Element, Policy
SH-31 Table of Public Access Objectives by Reach and in subsection D4f of this Section, Table of Public
Access Requirements by Reach:
(a) The City shall utilize the reach policies for public access as guidance in applying these provisions
to individual development sites.
(b) The City shall utilize the reach policies for public access as guidance in planning and implementing
public projects.
vi. Fund for Off-Site Public Access: The City shall provide a fund for off-site public access and may
assess charges to new development that do not meet all or part of their public access requirements. Such a
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 234/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
fund and charges may be part of or coordinated with park impact fees. Off -site public access shall be
developed in accordance with the reach policies for public access.
e. Public Access Development Standards: Public access facilities shall incorporate the following design and
other features:
i. Relation to Other Facilities:
(a) Preferred Location: Public access shall be located adjacent to other public areas, accesses, and
connecting trails, connected to the nearest public street, and include provisions for handicapped and
physically impaired persons, where feasible.
(b) Parking Requirements: Where public access is within four hundred feet (400') of a public street,
on-street public parking shall be provided, where feasible. For private developments required to
provide more than twenty (20) parking spaces, public parking may be required in addition to the
required parking for the development at a ratio of one space per one thousand (1,000) square feet of
public access area up to three (3) spaces and at one space per five thousand (5,000) square feet of
public access area for more than three (3) spaces. Parking for public access shall include the parking
spaces nearest to the public access area and may include handicapped parking if the public access area
is handicapped accessible.
(c) Planned Trails to Be Provided: Where public trails are indicated on the City’s transportation, park,
or other plans, construction of trails shall be provided within shoreline and non -shoreline areas of a
site.
ii. Design:
(a) General: Design of public access shall provide the general public with opportunity to reach, touch,
and enjoy the water’s edge and to view the water and the shoreline from adjacent locations and shall be
as close horizontally and vertically to the shoreline’s edge as feasible; provided, that public access does
not adversely affect sensitive ecological features or lead to an unmitigated reduction in ecological
functions.
(b) Privacy: Design shall minimize intrusions on privacy of adjacent use by avoiding locations adjacent
to residential windows and/or outdoor private residential open spaces or by screening or other
separation techniques.
iii. Use and Maintenance:
(a) Public Access Required for Occupancy: Required public access sites shall be fully developed and
available for public use at the time of occupancy of the use or activity or in accordance with other
provisions for guaranteeing installation through a monetary performance assurance.
(b) Maintenance of Public Access Required: Public access facilities shall be maintained over the life of
the use or development. Future actions by successors in interest or other parties shall not diminish the
usefulness or value of required public access areas and associated improvements.
(c) Public Access Must Be Legally Recorded: Public access provisions on private land shall run with
the land and be recorded via a legal instrument such as an easement, or as a dedication on the face of a
plat or short plat. Such legal instruments shall be recorded prior to the time of building occupancy or
plat recordation, whichever comes first.
(d) Maintenance Responsibility: Maintenance of the public access facility shall be the responsibility of
the owner unless otherwise accepted by a public or nonprofit agency through a formal recorded
agreement.
(e) Hours of Access: Public access facilities shall be available to the public twenty four (24) hours per
day unless an alternate arrangement is granted though the initial shoreline permitting process for the
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 235/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
project. Changes in access hours proposed after initial permit approval shall be processed as a
shoreline conditional use.
(f) Signage Required: The standard State-approved logo or other approved signs that indicate the
public’s right of access and hours of access shall be installed and maintained by the owner. Such signs
shall be posted in conspicuous locations at public access sites and at the nearest connection to an
off-site public right-of-way.
f. Public Access Requirements by Reach: The following table identifies the performance standards for public
access within the shoreline, and shall be applied if required by the use regulations or development standards of
the Shoreline Master Program.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 236/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SHORELINE REACH Public Access
Lake Washington
Lake Washington Reach A
and B
Public access shall be provided when lots are subdivided or new nonresidential development occurs consistent with standards o f this Section.
Lake Washington Reach C The potential for provision of public access from new development will occur after cleanup of the Superfund site with multi -use development, which shall include shoreline
access across the entire property, with controlled access to the water’s edge, consistent with requirements for vegetation co nservation and ecological restoration and provisions
for water-dependent use, consistent with standards of this Section. Provision of public access from future redevelopment of the Seahawk s and Barbee Mill site shall include a
continuous public access trail parallel to the shoreline with controlled public access balanced with provisions for ecological restoration, as well as to shared or commercial
docks, consistent with standards of this Section.
Lake Washington Reach D
and E
Public access shall be provided when lots are subdivided or new nonresidential development occurs consistent with standards o f this Section.
Lake Washington Reach F
and G
Public access is one element of park functions that should be continued and incorporated in future plans and balanced with go als for recreation and improving ecologic
functions.
Lake Washington Reach H Public access should continue in the future as part of multi-use development of the balance of the property consistent with standards of this Section. Development should
include supporting water-oriented uses and amenities such as seating and landscaping.
Lake Washington Reach I Public access is currently not feasible on the three acres of upland State-owned aquatic lands managed by DNR. In the future, if the Boeing site is redeveloped, public access
should be provided parallel to the shoreline along the entire property, consistent with standards of this Section, together w ith goals for ecological restoration and
water-dependent and water-oriented use.
Lake Washington Reach J Public access to the Lake Waterfront is provided from the lawn area of the Will Rogers, Wiley Post Memorial Sea Plane Base an d should be maintained if such access is not in
conflict with the aeronautical use of the property.
Lake Washington Reach K If redevelopment of non-single-family use occurs, public access shall consist of a public pedestrian walkway parallel to the shoreline along the entire prop erty frontage with
controlled access to the water’s edge, consistent with standards of this Section and requirements for vegetation conservation and ecological restoration. Public access shall be
provided when lots are subdivided consistent with standards of this Section.
May Creek
May Creek A If development occurs adjacent to the streamside, open space standards for vegetation conservation and public access shall be met consistent with standards of this Section.
May Creek B At the time of redevelopment, public access should be provided consistent with standards of this Section from a trail parallel to the water along the entire property with
controlled public access to the water consistent with standards of this Section, and goals of preservation and enhancement of ecological functions.
May Creek C and D At the time of development of private lands, public access should be provided consistent with standards of this Section from a trail parallel to the water consistent with trails on
public land. All trail development should be set back from the water’s edge with controlled public access to the water and co nsistent with standards of this Section and goals of
preservation and enhancement of ecological functions.
Cedar River
Cedar River A Public physical access from a trail parallel to the water should be provided if the Renton Municipal Airport redevelops in the future, balanced with goals of ecological
restoration.
Cedar River B Public access should generally be provided within the corridor of public lands adjacent to the river; however, adjacent private parcels not separated by public streets should
provide active open space and other facilities to provide gathering places to enjoy the shoreline environment, together with water-oriented uses. Revisions to the existing trail to
relocate further from the water’s edge to allow revegetation should be considered in the future as part of public park and river maintenance plans.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 237/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SHORELINE REACH Public Access
Cedar River C Public/community access along the waterfront should be provided as private lands on the north side of the river redevelop, considere d along with the goal of restoration of
ecological functions. Public or community access shall be provided when residential development occurs consistent with standa rds of the Shoreline Master Program.
Cedar River D The primary goal for management of this reach should be ecological enhancement. Additional public access to the water’s edge may be provided if consistent with ecological
functions. Public access shall be provided when residential lots are subdivided consistent with standards of this Section.
Green River Reach A Public physical access from a trail parallel to the water should be provided as private lands redevelop. Public agency action s to improve public access should include
acquisition of trail rights to connect the trail system to the Green River Trail and Fort Dent Park. Expansion of public acce ss in the Black River Riparian Forest should occur
only if consistent with ecological functions.
Black River/Springbrook A Public physical access from a trail parallel to the water should be provided as private lands redevelop. Expansion of public access in the Black River Riparian Forest should
occur only if consistent with ecological functions. A trail system is present on the west side of the stream adjacent to the sewage treatment plant and should be retained and
possibly enhanced to connect to the Lake to Sound Trail.
Springbrook B Enhancement of the trail system on the WSDOT right-of-way that crosses under I-405 should be implemented as part of future highway improvements or other public agency
actions.
Springbrook C If future development occurs in this area, a continuous trail system connecting to the existing trail system to the south should be planned, consistent with protection of
ecological values of wetlands and streamside vegetation.
Lake Desire
Lake Desire If the existing boat launch area is altered in the future, public access other than boating facilities should include a viewi ng area. There is currently no formal public access to the
water at the Natural Area at the south end of the lake or the County designated Natural Area at the north end of the lake. In terpretive access should be implemented consistent
with standards of this Section and goals for preservation and restoration of ecological values. Public access shall be provid ed when lots are subdivided or new nonresidential
development occurs consistent with standards of this Section.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 238/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Building and Development Location – Shoreline Orientation:
a. General: Shoreline developments shall locate the water-dependent, water-related, and water-enjoyment
portions of their developments along the shoreline. Development and use shall be designed in a manner that
directs land alteration away from the most sensitive portions of the site to maximize vegetation conservation;
minimize impervious surfaces and runoff; protect riparian, nearshore and wetland habitats; protect wildlife and
habitats; protect archaeological, historic and cultural resources; minimize risk to persons and property; and
preserve aesthetic values.
b. Design and Performance Standards:
i. Reserved.
ii. Reserved.
iii. Minimization of Site Alteration: Development shall minimize site alteration in sites with substantial
unaltered natural features by applying the following criteria:
(a) Vehicle and pedestrian circulation systems shall be designed to limit clearing, grading, and
alteration of topography and natural features.
(b) Impervious surfacing for parking lot/space areas shall be limited through the use of under -building
parking or permeable surfaces where feasible.
(c) Utilities shall share roadway and driveway corridors and rights -of-way wherever feasible.
(d) Development shall be located and designed to avoid the need for structural shoreline stabilization
over the life of the development. Exceptions may be made for the limited instances where stabilization
is necessary to protect allowed uses, particularly water -dependent uses, where no alternative locations
are available and no net loss of ecological functions will result.
iv. Location for Accessory Development: Accessory development or use that does not require a shoreline
location shall be located outside of shoreline jurisdiction unless such development is required to serve
approved water-oriented uses and/or developments or unless otherwise allowed in a High Intensity
designation. When sited within shoreline jurisdiction, uses and/or developments such as parking, service
buildings or areas, access roads, utilities, signs and storage of materials shall be located inland away from
the land/water interface and landward of water-oriented developments and/or other approved uses unless a
location closer to the water is reasonably necessary.
v. Navigation and Recreation to Be Preserved: Shoreline uses shall not deprive other uses of reasonable
access to navigable waters. Existing water-related recreation shall be preserved. (Ord. 5976, 8 -3-2020)
6. Archaeological, Historical, and Cultural Resources:
a. Detailed Cultural Assessments May Be Required: The City will work with tribal, State, Federal, and other
local governments as appropriate to identify significant local historical, cultural, and archaeological sites in
observance of applicable State and Federal laws protecting such information from general public disclosure.
Detailed cultural assessments may be required in areas with undocumented resources based on the probability
of the presence of cultural resources.
b. Coordination Encouraged: Owners of property containing identified or probable historical, cultural, or
archaeological sites are encouraged to coordinate well in advance of application for development to assure that
appropriate agencies such as the Washington State Department of Archaeology and Historic Preservation,
affected tribes, and historic preservation groups have ample time to assess the site and identify the potential for
cultural resources.
c. Detailed Cultural Assessments Required: Upon receipt of application for a development in an area of
known or probable cultural resources, the City shall require a site assessment by a qualified professional
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 239/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
archaeologist or historic preservation professional and ensure review by qualified parties including the
Washington State Department of Archaeology and Historic Preservation, affected tribes, and historic
preservation groups.
d. Work to Stop Upon Discovery: If historical, cultural, or archaeological sites or artifacts are discovered in
the process of development, work on that portion of the site shall be stopped immediately, the site secured, and
the find reported as soon as possible to the Administrator. Upon notification of such find, the property owner
shall notify the Washington State Department of Archaeology and Historic Preservation and affected tribes.
The Administrator shall provide for a site investigation by a qualified professional and may provide for
avoidance, or conservation of the resources, in coordination with appropriate agencies. (Ord. 5976, 8 -3-2020)
e. Access for Educational Purposes Encouraged: Land owners are encouraged to provide access to qualified
professionals and the general public if appropriate for the purpose of public education related to a cultural
resource identified on a property.
7. Standards for Density, Setbacks, and Height:
a. Shoreline Bulk Standards: This table establishes the minimum required dimensional requirements for
development including all structures and substantial alteration of natural topography. Additional standards may
be established in subsection E of this Section, Use Regulations, and subsection F of this Section, Shoreline
Modification.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 240/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Table 4-3-090D7a – Shoreline Bulk Standards
Natural Urban
Conservancy
Shoreline Single
Family13
High Intensity13 High Intensity
Isolated
Aquatic
Setbacks and Buffers
Structure Setback1
Front Yard, Side
Yard, and Rear
Yard Setbacks
Governed by underlying zoning in chapter 4-2 RMC except in cases where specific shoreline performance standards provide otherwise. A zoning
variance from the front and side yard standards may be granted administratively if needed to meet the established shoreline b uffer or setback from
OHWM, as specified in this Section and if the variance criteria of RMC 4-9-250 are met.
Vegetation Conservation Buffer for
Single Family Residential Uses1
100 ft. 100 ft. Varies based on lot depth. If the lot depth is:
more than 170 ft. – 50 ft.
more than 150 ft. to 170 ft. – 35 ft.
more than 130 ft. to 150 ft. – 20 ft.
100 ft. to 130 ft. – 15 ft.
less than 100 ft. – 10 ft.2,3,4,5,9
None
Vegetation Conservation Buffer for
All Other Uses1
100 ft. 100 ft. 100 ft.2,5,9 100 ft.2,4,5,9 None
Building Height – Maximum
In Water Not allowed Not allowed 35 ft.6 35 ft.6 35 ft.6
Within 100 ft. of OHWM Not allowed Not allowed 35 ft.7 35 ft.8 Governed by underlying
zoning in chapter 4-2
RMC
More Than 100 ft. from OHWM 15 ft. 35 ft. 35 ft.7 35 ft.8 Governed by underlying
zoning in chapter 4-2
RMC
Accessory Building 15 ft. 15 ft. 15 ft. Same as above Governed by underlying
zoning in chapter 4-2
RMC
Coverage Standards
Impervious Area within the
Vegetation Conservation Setback
Not allowed 5%10 5%10 5%10 Governed by underlying
zoning in chapter 4-2
RMC
Impervious Area Landward of the
Buffer and within 100 ft. of OHWM
Not allowed 10%11 50%11 50%11 Governed by underlying
zoning in chapter 4-2
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 241/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Natural Urban
Conservancy
Shoreline Single
Family13
High Intensity13 High Intensity
Isolated
Aquatic
– Maximum RMC
Lot Coverage for Buildings
Landward of the Buffer and within
100 ft. of OHWM – Maximum
5%12 5%12 25%12 None12 Governed by underlying
zoning in chapter 4-2
RMC
Lot Coverage for Buildings More
Than 100 ft. from OHWM –
Maximum
5% 15% 35% Governed by underlying
zoning in chapter 4-2
RMC9
Governed by underlying
zoning in chapter 4-2
RMC
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 242/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Table Notes:
1. Architectural features of buildings, such as eaves or balconies, and other building
elements above the first floor may project a maximum of five feet (5') into the building
setback. These projections are allowed within the buffer when the building setback is zero feet
(0') from the buffer. The Administrator may allow other projections in the building setback
listed in RMC 4-2-110E4 where not otherwise specifically addressed in the SMP and not
conflicting with the purpose of the building setback.
2. For water-dependent uses, the buffer and associated building setback shall be the
maximum determined by the specific needs of the water-dependent use and shall not apply to
a structure housing any other use.
3. Alternative Buffer Widths and Setbacks for Single Family Lots:
Setbacks: If the buffer is less than one hundred feet (100') from the OHWM the building
setback is established as the common line setback or fifteen feet (15') landward from the
minimum buffer, whichever is greater. The common line setback is calculated by measuring
the closest point of the primary structure to the OHWM on each of the abutting properties and
averaging the two (2) primary building setbacks. If a dwelling unit does not exist on an
abutting property then the setback of the abutting property without a dwelling unit, for the
purposes of determining an average setback, shall be equal to thirty percent (30%) of the
parcel depth.
Buffers: If there is an existing buffer greater than the minimum required it shall be
maintained to its present extent, or no greater than one hundred feet (100') from the OHWM,
whichever is closer to the OHWM. If the present buffer is regulated to one hundred feet
(100'), the required building setback shall be zero feet (0').
4. Buildings related to water-oriented uses may be established closer to OHWM only in
cases where the buffer is modified in accordance with subsection F1 of this Section,
Vegetation Conservation provided that in no case shall buildings be located closer than fifty
feet (50') from OHWM.
5. When a buffer is one hundred feet (100'), the required building setback shall be zero feet
(0'). Where the buffer is reduced per subsection F1 of this Section, the Administrator shall
require a building setback to ensure that buildings are not located within one hundred feet
(100') of the OHWM in the Natural and Urban Conservancy Environments. In the High
Intensity Environment, the required building setback may be reduced to within seventy five
feet (75') of the OHWM in accordance with subsection F1 of this Section. In the Single
Family Environment the buffer and setback is subject to Table Note 3 Alternative Vegetated
Buffer Widths and Setbacks for Existing Single Family Lots.
6. Additional height may be allowed if essential to the function of a water -dependent use.
7. If the maximum allowed height in the underlying zoning is less than the maximum
allowed height in the shoreline overlay, a non-shoreline variance from the standard in chapter
4-2 RMC, Zoning Districts – Uses and Standards, must be obtained from the Administrator to
allow any height over the amount allowed in the underlying zone.
8. Additional height may be allowed if essential to the function of a water -dependent use.
Height up to that established in chapter 4-2 RMC, Zoning Districts – Uses and Standards, may
be allowed for non-water-dependent uses in the following reaches:
Lake Washington Reaches C, H, I, and J; Cedar River Reaches A, B, and C; Black
River Reach A; May Creek Reach B; and Springbrook Creek Reaches B, C, and D:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 243/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. For buildings landward of one hundred feet (100') from OHWM, the maximum building
height shall be defined by a maximum allowable building height envelope that shall:
i. Begin along a line lying parallel to and one hundred feet (100') from OHWM at a height
of either thirty five feet (35') or one-half (1/2) the maximum height allowed in the underlying
zone, whichever is greater; and
ii. Have an upward, landward transition at a slope of one vertical to one horizontal from
the beginning height either (a) until the line at which the maximum height allowed in the
underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall
extend landward at the maximum height allowed in the underlying zoning), or (b) to the end
of shoreline jurisdiction, whichever comes first.
b. For buildings allowed waterward of one hundred feet (100') from OHWM through a
modified setback and buffer, the maximum building height shall be as follows:
i. Between the modified setback and buffer line and the line lying parallel to and one
hundred feet (100') from OHWM, the maximum building height shall be defined by a
maximum allowable building height envelope that shall:
(a) Begin at a height of thirty five feet (35') along the line of the modified setback and
buffer; and
(b) Have an upward, landward transition at a slope of one vertical to one horizontal from
the beginning height either until the line at which the maximum height allowed in the
underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall
extend landward at the maximum height allowed in the underlying zoning) or to the line lying
parallel to and one hundred feet (100') from OHWM, whichever comes first; and
ii. Landward of one hundred feet (100') from OHWM, the applicant shall have the option
of choosing the maximum building height defined by either:
(a) Using the maximum allowable building height envelope described in Table Note 8.a,
above; or
(b) Having the maximum allowable building height envelope described in Table Note
8.b.i, above, continue an upward, landward transition at a slope of one vertical to one
horizontal from the envelope’s height along a line lying parallel to and one hundred feet
(100') from OHWM either until the line at which the maximum height allowed in the
underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall
extend landward at the maximum height allowed in the underlying zoning), or to the end of
shoreline jurisdiction, whichever comes first.
9. For short plats of no more than four (4) lots approved in the Shoreline Single Family or
High Intensity shoreline designations, use of the minimum buffer and setback by lot depth is
allowed.
10. No building coverage is allowed in buffers. Up to five percent (5%) impervious
surface is allowed in buffers for access to the shoreline, or a pathway up to six feet (6') wide
that is located to minimize impervious surface coverage, whichever is greater. In addition, for
projects that provide public access and the opportunity for substantial numbers of people to
enjoy the shoreline, up to twenty five percent (25%) impervious surface is allowed within the
buffer; provided, that no more than five percent (5%) impervious surface is allowed closer
than twenty five feet (25') from the OHWM or a pathway up to six feet (6') wide, whichever is
greater. The Administrator may approve public access within the first twenty five feet (25’)
from the OHWM where such area already exceeds twenty five percent (25%) impervious area
consistent with RMC 4-10-095.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 244/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
11. In cases where the buffer is less than one hundred feet (100') from the OHWM, the
area landward of the buffer and within one hundred feet (100') of the OHWM is permitted a
maximum of fifty percent (50%) impervious surface, unless a different standard is stated
below:
Lake Washington Reaches H and I – Up to seventy five percent (75%) impervious surface,
except as consistent with a Master Site Plan approved prior to the adoption of this Section.
Lake Washington Reach J – No limit is provided for the Renton Municipal Airport.
Cedar River Reach A – No limit is provided for the Renton Municipal Airport.
Cedar River Reach B and C – No limit to impervious surface.
Cedar River Reach D – No more than five percent (5%) impervious surface.
Springbrook Creek Reaches B through D – No more than sixty five percent (65%)
impervious surface.
12. If the setback falls within one hundred feet (100') from OHWM, the area landward of
the setback and within one hundred feet (100') of the OHWM shall be permitted the following
lot coverage:
Lake Washington High Intensity Overlay District – Up to fifty percent (50%) building
coverage, except as consistent with a Master Site Plan approved prior to the adoption of this
Section.
Cedar River Reach A – Up to twenty percent (20%) for the Renton Municipal Airport.
Cedar River Reach B – No limit on building coverage.
Cedar River Reach C – Up to sixty five percent (65%) building coverage, or up to seventy
five percent (75%) if parking is provided within a building or parking garage (parking stall
may not be located within one hundred feet (100') of OHWM).
Cedar River Reach D – No more than five percent (5%) building coverage.
Green River A – Up to fifty percent (50%) building coverage.
Springbrook Creek Reach A – No more than five percent (5%) building coverage.
Springbrook Creek Reaches B through D – Up to fifty percent (50%) building coverage.
13. Fences may be permitted in the Single Family and High Intensity designations as
follows:
a. Fences along a property line aligned roughly perpendicular to the shoreline shall be
located landward of the prescribed buffer and shall be no more than four feet (4') high when
separating two residential lots and no more than six feet (6') high when separating a
residential lot from public lands, including right-of-ways. For nonconforming sites where
maintained lawn, landscaping, or active use area exists waterward of the prescribed buffer,
fences perpendicular to the shoreline may be located waterward of the prescribed buffer but
shall be no closer than fifteen feet (15') to the OHWM.
b. Fences aligned roughly parallel to the shoreline shall be located landward of the
prescribed buffer and shall be no more than four feet (4') high. For nonconforming sites where
maintained lawn, landscaping, or active use area exists waterward of the prescribed buffer,
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 245/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
fences parallel to the shoreline may be located waterward of the prescribed buffer but shall be
no closer than fifteen feet (15') to the OHWM.
c. The opaque portions of a fence (e.g., boards or slats) must not cover more than sixty
percent (60%) of the fence; at least forty percent (40%) of the fence must be open. Chain link
fences shall not permitted in buffers of rivers or streams; where allowed, chain link fencing
shall be vinyl coated.
d. No trees shall be removed in order to install the fence.
e. No fences may be erected in critical areas or their buffers except in conformance with
RMC 4-3-050.
f. All fences shall be located outside the flood hazard area.
(Ord. 5976, 8-3-2020)
b. City-Wide Development Standards: Table 4-3-090D7a replaces the standards of the underlying zone in
chapter 4-2 RMC for those specific standards enumerated. All other standards of the Renton development
regulations, flood control regulations, subdivision regulations, health regulations, and other adopted regulatory
provisions apply within shoreline jurisdiction. In the event the provisions of the Shoreline Master Program
conflict with provisions of other City regulations, the more restrictive shall prevail.
c. Measurement:
i. Horizontal measurement shall be measured outward on a plane and in the direction that results in the
greatest dimension from property lines, or from other features specified.
ii. Height is measured consistent with the definition of “building height” in RMC 4 -11-020.
d. Uses and Improvements Exempt from Buffers and Setbacks: The following uses and improvements are
allowed within buffers and setbacks subject to the shoreline bulk or coverage standards provided, they are
constructed and maintained in a manner that minimizes adverse impacts on shoreline ecological functions; and
provided further, that they comply with all the applicable regulations in RMC Title IV:
i. Water-Dependent Development: Those portions of approved water-dependent development that require
a location waterward of the OHWM of streams, rivers, lakes, ponds, marine shorelines, associated
wetlands, and/or within their associated buffers.
ii. Underground Utilities: Underground utilities, including stormwater outfalls and conveyance pipes.
iii. Modifications Necessary for Agency Compliance: Modifications to existing development that are
necessary to comply with environmental requirements of any agency, when otherwise consistent with the
Shoreline Master Program; provided, that the Administrator determines that:
(a) The facility cannot meet the dimensional standard and accomplish the purpose for which it is
intended;
(b) The facility is located, designed, and constructed to meet specified dimensional standards to the
maximum extent feasible; and
(c) The modification is in conformance with the provisions for nonconforming development and uses.
iv. Necessary Access: Roads, railways, and other essential public facilities that must cross shorelines and
are necessary to access approved water-dependent development subject to development standards in
subsection E of this Section, Use Regulations.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 246/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
v. Stairs and Walkways: Stairs and walkways not greater than five feet (5') in width or eighteen inches
(18') in height above grade, except for railings.
vi. Essential Public Facilities: An essential public facility or public utility where the Administrator
determines that:
(a) The facility cannot meet the dimensional standard and accomplish the purpose for which it is
intended; and
(b) The facility is located, designed, and constructed to meet specified dimensional standards to the
maximum extent feasible.
vii. Shared Moorage: Shared moorages shall not be subject to side yard setbacks when located on or
adjacent to a property line shared in common by the project proponents and where appropriate easements
or other legal instruments have been executed providing for ingress and egress to the facility.
viii. Flood Storage: Approved compensating flood storage areas. (Ord. 5976, 8 -3-2020)
8. Private Property Rights: Regulation of private property to implement any program goals such as public access
and protection of ecological functions must be consistent with all relevant constitutional and other legal limitations.
These include, but are not limited to, property rights guaranteed by the United States Constitution and the
Washington State Constitution, applicable Federal and State case law, and State statutes, such as RCW 34.05.328,
43.21C.060, and 82.02.020. The Administrator shall have the authority to make findings concerning public access
regarding nexus and proportionality on any shoreline permit. (Ord. 5976, 8 -3-2020)
9. Treaty Rights: Rights reserved or otherwise held by Indian Tribes pursuant to treaties, executive orders, or
statutes, including right to hunt, fish, gather, and the right to reserved water, shall not be impaired or limited by any
action taken or authorized by the City under its Shoreline Master Program, and all rights shall be accommodated.
4-3-090E USE REGULATIONS:
1. Shoreline Use Table: Uses specified in the table below are subject to the use and development standards
elsewhere in this Section and the policies of the Shoreline Master Program. Uses not specified in this table may be
allowed through a Shoreline Conditional Use permit if allowed in the underlying zoning. All development within
shoreline jurisdiction, even if a permitted use in the table below, is subject to a Shoreline Substantial Development
permit or Shoreline Exemption as required in RMC 4 -9-190B3.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 247/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Table 4-3-090E1 Shoreline Use Table:
KEY: X = Prohibited, P = Permitted, AD = Administrative Conditional Use Permit, H = Hearing Examiner Conditional Use Permit
Natural
Urban
Conservancy
Single Family
Residential Aquatic High Intensity High Intensity Isolated
RESOURCE
Aquaculture P1 P1 X P P X
Mining X X X X X X
Preservation and Enhancement
of Natural Features or
Ecological Processes
P1 P P P8 Except for the land uses specified in this table, land uses
allowed in the underlying zoning in RMC 4-2-060 are
allowed in this overlay district, subject to the preference
for water-oriented uses. Land uses in the underlying
zoning that require an administrative (AD) or Hearing
Examiner (H) conditional use permit in the underlying
zoning require the corresponding Shoreline Conditional
Use Permit.
Except for the land uses
specifically prohibited in this
table, land uses allowed in the
underlying zoning in RMC
4-2-060 are allowed in this
overlay district.
Low Intensity Scientific,
Cultural, Historic, or
Educational Use
P1 P P P8
Fish and Wildlife Resource
Enhancement
P1 P P P8
RESIDENTIAL
Detached Dwellings X P4 P5 X Except for the land uses specified in this table, land uses
allowed in the underlying zoning in RMC 4-2-060 are
allowed in this overlay district, subject to the preference
for water-oriented uses. Land uses in the underlying
zoning that require an administrative (AD) or Hearing
Examiner (H) conditional use permit in the underlying
zoning require the corresponding Shoreline Conditional
Use Permit.
Except for the land uses
specifically prohibited in this
table, land uses allowed in the
underlying zoning in RMC
4-2-060 are allowed in this
overlay district.
Attached Dwellings X X X X
Accessory Dwelling Units X AD AD X
Group Homes I X X X X
Group Homes II (for six or
fewer residents)
X X P X
Group Homes II (for seven or
more residents)
X X H X
Adult Family Home X X As allowed in
underlying zoning.
X
CIVIC USES
K-12 Educational Institution
(public or private)
X X P X Except for the land uses specified in this table, land uses
allowed in the underlying zoning in RMC 4-2-060 are
allowed in this overlay district, subject to the preference
for water-oriented uses. Land uses in the underlying
Except for the land uses
specifically prohibited in this
table, land uses allowed in the
underlying zoning in RMC Roads (not providing direct X X H X
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 248/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Natural
Urban
Conservancy
Single Family
Residential Aquatic High Intensity High Intensity Isolated
access to permitted or
conditional uses)
zoning that require an administrative (AD) or Hearing
Examiner (H) conditional use permit in the underlying
zoning require the corresponding Shoreline Conditional
Use Permit.
4-2-060 are allowed in this
overlay district.
COMMERCIAL USES
Home Occupations X P AD X Except for the land uses specified in this table, land uses
allowed in the underlying zoning in RMC 4-2-060 are
allowed in this overlay district, subject to the preference
for water-oriented uses. Land uses in the underlying
zoning that require an administrative (AD) or Hearing
Examiner (H) conditional use permit in the underlying
zoning require the corresponding Shoreline Conditional
Use Permit.
Except for the land uses
specifically prohibited in this
table, land uses allowed in the
underlying zoning in RMC
4-2-060 are allowed in this
overlay district.
Adult Day Care I X X AD X
Adult Day Care II X X H X
RECREATION
Parks, Neighborhood H1 H6 P P8 Except for the land uses specified in this table, land uses
allowed in the underlying zoning in RMC 4-2-060 are
allowed in this overlay district, subject to the preference
for water-oriented uses. Land uses in the underlying
zoning that require an administrative (AD) or Hearing
Examiner (H) conditional use permit in the underlying
zoning require the corresponding Shoreline Conditional
Use Permit.
Except for the land uses
specifically prohibited in this
table, land uses allowed in the
underlying zoning in RMC
4-2-060 are allowed in this
overlay district.
Parks, Regional/Community H1 H6 AD6 P8
Passive Recreation H1 P P P8
Public Hiking and Bicycle
Trails, Over Land
H1 P1 P X
Active Recreation X P2 P P8
Boat Launches X P X P8
Mooring Piles X P P P8
Boat Moorage X P P P8
Boat Lifts X X P7 P8
Boat Houses X X X X
Golf Courses X H2 H X
Marinas X X AD6 P8
Expansion of Existing
Over-Water Trails
H10 AD10 AD10 AD10 AD10 X
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 249/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Natural
Urban
Conservancy
Single Family
Residential Aquatic High Intensity High Intensity Isolated
INDUSTRIAL
Industrial Use X X X H8 Except for the land uses specified in this table, land uses
allowed in the underlying zoning in RMC 4-2-060 are
allowed in this overlay district, subject to the preference
for water-oriented uses. Land uses in the underlying
zoning that require an administrative (AD) or Hearing
Examiner (H) conditional use permit in the underlying
zoning require the corresponding Shoreline Conditional
Use Permit.
Except for the land uses
specifically prohibited in this
table, land uses allowed in the
underlying zoning in RMC
4-2-060 are allowed in this
overlay district.
UTILITIES
Structures for Floodway
Management, Including
Drainage or Storage and
Pumping Facilities
H1 P P P8 Except for the land uses specified in this table, land uses
allowed in the underlying zoning in RMC 4-2-060 are
allowed in this overlay district, subject to the preference
for water-oriented uses. Land uses in the underlying
zoning that require an administrative (AD) or Hearing
Examiner (H) conditional use permit in the underlying
zoning require the corresponding Shoreline Conditional
Use Permit.
Except for the land uses
specifically prohibited in this
table, land uses allowed in the
underlying zoning in RMC
4-2-060 are allowed in this
overlay district. Local Service Utilities X P3 P3 P8
Major Service Utilities X H6 H6 H6 P3 P8
ACCESSORY USES
Parking Areas X P3 P3 X Except for the land uses specified in this table, land uses
allowed in the underlying zoning in RMC 4-2-060 are
allowed in this overlay district, subject to the preference
for water-oriented uses. Land uses in the underlying
zoning that require an administrative (AD) or Hearing
Examiner (H) conditional use permit in the underlying
zoning require the corresponding Shoreline Conditional
Use Permit.
Except for the land uses
specifically prohibited in this
table, land uses allowed in the
underlying zoning in RMC
4-2-060 are allowed in this
overlay district.
Roads X P3 P3 X
Bed and Breakfast House X X AD X
Sea Plane Moorage X X P P8
Helipads X X P P8
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 250/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Table Notes:
1. Provided that the use does not degrade the ecological functions or natural character of
the shoreline area.
2. Use is allowed, but structures shall not be placed within the shoreline jurisdiction.
3. Allowed only to serve approved or conditional uses, but should be located outside of
shoreline jurisdiction if feasible.
4. Limited to existing lots, or clustered subdivisions that retain sensitive areas.
5. Includes uses customarily incidental to and subordinate to the primary use, and located
on the same lot.
6. Existing use is permitted, but new use is subject to a Shoreline Conditional Use Permit.
7. Allowed as accessory to a residential dock; provided, that all lifts are placed as far
waterward as feasible and safe; and platform lifts are fully grated.
8. Only allowed if the use is water-dependent.
9. Reserved.
10. No new over-water trails shall be allowed unless it is part of the expansion of an
existing over-water trail or over-water trail system. Such expansions shall be considered a
conditional use if allowed in the Public Access Requirements by Reach Table at subsection
D4f of this Section and if impacts are limited.
(Ord. 5976, 8-3-2020)
2. Aquaculture:
a. No Net Loss Required: Aquaculture shall not be permitted in areas where it would result in a net loss of
ecological functions and shall be designed and located so as not to spread disease to native aquatic life, or
establish new non-native species which cause significant ecological impacts.
b. Aesthetics: Aquaculture facilities shall not significantly impact the aesthetic qualities of the shoreline.
c. Structure Requirements: All structures over or in the water shall meet the following restrictions:
i. They shall be securely fastened to the shore.
ii. They shall be designed for a minimum of interference with the natural systems of the waterway
including, for example, water flow and quality, fish circulation, and aquatic plant life.
iii. They should not prohibit or restrict other human uses of the water, such as swimming and/or boating.
iv. They shall be set back appropriate distances from other shoreline uses, if potential conflicts exist.
3. Boat Launching Ramps:
a. Boat Launching Ramps Shall Be Public: Any new boat launching ramp shall be public, except those
related to a marina, water-dependent use, or providing for hand launching of small boats with no provisions for
vehicles or motorized facilities.
b. No Net Loss Required: Choice of sites for boat launching ramps shall ensure no net loss of ecological
functions through assessment of the shoreline conditions and impacts of alteration of those conditions, as well
as the disturbance resulting from the volume of boat users.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 251/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Consideration of Impacts on Adjacent Uses: Launch ramps locations shall consider impacts on adjacent
uses including:
i. Traffic generation and the adequacy of public streets to service.
ii. Impacts on adjacent uses, including noise, light, and glare.
iii. Hours of operation may be restricted to assure compatibility.
iv. Potential impacts on aquatic habitat, including impacts of disturbance by boats using the facility.
d. Water and Shore Characteristics:
i. Water depth shall be deep enough off the shore to allow use by boats without maintenance dredging.
ii. Water currents and movement and normal wave action shall be suitable for ramp activity.
e. Topography: The proposed area shall not present major geological or topographical obstacles to
construction or operation of the ramp. Site adaptation such as dredging shall be minimized.
f. Design to Ensure Minimal Impact: The ramp shall be designed so as to allow for ease of access to the
water with minimal impact on the shoreline and water surface.
g. Surface Materials: The surface of the ramp may be concrete, precast concrete, or other hard permanent
substance. Loose materials, such as gravel or cinders, will not be used. The material chosen shall be appropriate
considering the following conditions:
i. Soil characteristics;
ii. Erosion;
iii. Water currents;
iv. Waterfront conditions;
v. Usage of the ramp;
vi. Durability; and
vii. Avoidance of contamination of the water.
h. Shore Facilities Required:
i. Adequate on-shore parking and maneuvering areas shall be provided based on projected demand.
Provision shall be made to limit use to available parking to prevent spillover outside designated parking
areas.
ii. Engineering design and site location approval shall be obtained from the appropriate City department.
4. Commercial and Community Services:
a. Use Preference and Priorities: New commercial and community services developments are subject to the
following:
i. Water-Dependent Uses: Water-dependent commercial and community service uses shall be given
preference over water-related and water-enjoyment commercial and community service uses. Prior to
approval of water-dependent uses, the Administrator shall review a proposal for design, layout, and
operation of the use and shall make specific findings that the use qualifies as a water -dependent use.
Water-dependent commercial and community service uses shall provide public access in a manner that
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 252/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
will not interfere with the water-dependent aspects of the use. The portion of a site not required for
water-oriented use may include multiple use, approved non -water-oriented uses, ecological restoration,
and public access. All uses shall provide public access in accordance with subsection D4f of this Section,
Table of Public Access Requirements by Reach. On Lake Washington, multiple use development that
incorporates water-dependent use within one hundred feet (100') of the OHWM may not include
non-water-oriented uses at the ground level.
ii. Water-Related Uses: Water-related commercial and community service uses shall not be approved if
they displace existing water-dependent uses. Prior to approval of a water-related commercial or
community service use, review of the design, layout, and operation of the use shall confirm that the use
has a functional requirement for a waterfront location, or the use provides a necessary service supportive
of the water-dependent uses, and/or the proximity of the use to its customers makes its services less
expensive and/or more convenient. On Lake Washington, allowed water-related commercial and
community service uses shall be evaluated in terms of whether the use facilitates a State -wide interest,
including increasing public access and public recreational opportunities in the shoreline.
iii. Water-Enjoyment Uses: Water-enjoyment commercial and community service uses shall not be
approved if they displace existing water-dependent or water-related uses or if they occupy space
designated for water-dependent or water-related use identified in a substantial development permit or other
approval. Prior to approval of water-enjoyment uses, review of the design, layout, and operation of the use
shall confirm that the use facilitates public access to the shoreline as, or the use provides for, aesthetic
enjoyment of the shoreline for a substantial number of people as a primary characteristic of the use. The
ground floor of the use must be ordinarily open to the general public and the shoreline -oriented space
within the project must be devoted to the specific aspects of the use that foster shoreline enjoyment. On
Lake Washington, allowed water-enjoyment commercial uses shall be evaluated in terms of whether the
use facilitates a State-wide interest, including increasing public access and public recreational
opportunities in the shoreline.
iv. Non-Water-Oriented Uses: Non-water-oriented commercial and community service uses may be
permitted where:
(a) Located on a site physically separated from the shoreline by another private property in separate
ownership or a public right-of-way such that access for water-oriented use is precluded; provided, that
such conditions were lawfully established prior to the effective date of the Shoreline Master Program,
or established with the approval of the City; or
(b) Proposed on a site where navigability is severely limited (i.e., all shoreline rivers and creeks), the
commercial or community service use provides a significant public benefit such as providing public
access and/or ecological restoration; or
(c) The use is part of a multiple use project that provides significant public benefit with respect to the
objectives of the Shoreline Management Act such as:
(1) Restoration of ecological functions in both aquatic and upland environments that provide native
vegetation buffers according to the standards for the specific reach as specified in subsection F1 of this
Section, Vegetation Conservation, and in accordance with the Restoration Element of this plan or other
plans and policies including the WRIA 8 Salmon Restoration Plans; or
(2) The balance of the water frontage not devoted to ecological restoration and associated buffers shall
be provided as public access. Community access may be allowed subject to the provisions of
subsection E9 of this Section, Residential Development. (Ord. 5976, 8 -3-2020)
b. Over-Water Structures: Over-water structures are allowed only for those portions of water -dependent
commercial uses that require over-water facilities or for public recreation and public access facilities.
Non-water-dependent commercial uses shall not be allowed over water except in limited instances where they
are appurtenant to and necessary in support of water -dependent uses.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 253/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Setbacks: Public access adjacent to the water may be located within the required setback, subject to the
standards for impervious surface in subsection D7a of this Section, Setbacks, for non -water-oriented
commercial buildings and shall be located no closer than one hundred feet (100') from the OHWM; provided,
this requirement may be modified in accordance with subsection F1 of this Section, Vegetation Conservation.
d. Scenic and Aesthetic Qualities: All new or expanded commercial and community services developments
shall take into consideration the scenic and aesthetic qualities of the shoreline and compatibility with adjacent
uses as provided in subsection D3 of this Section, Use Compatibility and Aesthetic Effects and subsection D5
of this Section, Building and Development Location – Shoreline Orientation.
5. Industrial Use:
a. Use Preferences and Priorities: Industrial developments shall be permitted subject to the following:
i. Water-Dependent Uses: New industrial uses in new structures within the required setback of the
shoreline must be water-dependent.
ii. Existing Non-Water-Dependent Uses: Existing non-water-dependent uses may be retained and
expanded, subject to provisions for nonconforming uses activities and sites; provided, that expansion of
structures within the required setback between the building and the water shall be prohibited unless it is
demonstrated that the impacts of the expansion can be mitigated through on -site measures such as buffer
enhancement or low impact stormwater development. Changes in use are limited to existing structures.
iii. Water-Related Uses: Water-related industrial uses may not be approved if they displace existing
water-dependent uses. Prior to approval of a water-related industrial use, review of the design, layout, and
operation of the use shall confirm that the use has a functional requirement for a waterfront location, or the
use provides a necessary service supportive of the water-dependent uses, and/or the proximity of the use to
its customers makes its services less expensive and/or more convenient. Allowed water-related
commercial uses shall be evaluated in terms of whether the use facilitates a public interest, including
increasing public access and public recreational opportunities in the shoreline.
iv. Non-Water-Oriented Uses: Non-water-oriented industrial uses may be permitted where:
(a) Located on a site physically separated from the shoreline by another private property in separate
ownership or a public right-of-way such that access for water-oriented use is precluded; provided, that
such conditions were lawfully established prior to the effective date of the Shoreline Master Program;
or
(b) On a site that abuts the water’s edge where navigability is severely limited (i.e., all shoreline rivers
and creeks) and where the use provides significant public benefit with respect to the objectives of the
Shoreline Management Act by:
(1) Restoration of ecological functions in both aquatic and upland environments that provide native
vegetation buffers according to the standards for the specific reach as specified in subsection F1 of this
Section, Vegetation Conservation, and in accordance with the Restoration Element of this plan and
other plans and policies including the WRIA 8 and 9 Salmon Restoration Plans; or
(2) The balance of the water frontage not devoted to ecological restoration and associated buffers shall
be provided as public access in accordance with subsection D4 of this Section, Public Access. (Ord.
5976, 8-3-2020)
b. Clustering of Non-Water-Oriented Uses: Any new use of facility or expansion of existing facilities shall
minimize and cluster those water-dependent and water-related portions of the development along the shoreline
and place inland all facilities which are not water -dependent.
c. Over-Water Structures: Over-water structures are allowed only for those portions of water-dependent
industrial uses that require over-water facilities. Any over-water structure is water-dependent, is limited to the
smallest reasonable dimensions, and is subject to shoreline conditional use approval.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 254/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Materials Storage: New industrial development may not introduce exterior storage of materials outside of
buildings within shoreline jurisdiction, except by approval of a Shoreline Conditional Use Permit subject to the
additional criteria that exterior storage is essential to the use.
e. No Discharge Allowed: Each industrial use shall demonstrate that no spill or discharge to surface waters
will result from the use or shall demonstrate in the permit application a specific program to contain and clean
up spills or discharges of pollutants associated with the industrial use and activity.
f. Offshore Log Storage: Offshore log storage shall only be allowed only to serve a processing use and shall
be located where water depth is sufficient without dredging, where water circulation is adequate to disperse
polluting wastes and where they will not provide habitat for salmonid predators.
g. Scenic and Aesthetic Qualities: New or expanded industrial developments shall take into consideration the
scenic and aesthetic qualities of the shoreline and compatibility with adjacent uses as provided in subsection D3
of this Section, Use Compatibility and Aesthetic Effects, and subsection D5 of this Section, Building and
Development Location – Shoreline Orientation.
6. Marinas:
a. Applicability: The standards specified for marinas shall be applied to all development as described below:
i. Joint use single family docks serving four (4) or more residences.
ii. Any dock allowed for multi-family uses.
iii. Docks serving all other multiple use facilities including large boat launches and mooring buoy fields.
b. Lake Washington: Marinas on Lake Washington shall be permitted only when:
i. Detailed analysis of ecological conditions demonstrate that they will not result in a net loss of ecological
functions and specifically will not interfere with natural geomorphic processes including delta formation,
or adversely affect native and anadromous fish.
ii. Future dredging is not required to accommodate navigability.
iii. Adequate on-site parking is available commensurate with the size and character of moorage facilities
provided in accordance with the parking standards in RMC 4-4-080F. Parking areas not associated with
loading areas shall be sited as far as feasible from the water’s edge and outside of buffers described in
subsection F1 of this Section, Vegetation Conservation. (Ord. 5976, 8 -3-2020)
iv. Adequate water area is available commensurate with the actual moorage facilities provided.
v. The location of the moorage facilities is adequately served by public roads.
c. Location Criteria:
i. Marinas shall not be located near beaches commonly used for swimming unless no alternative location
exists, and mitigation is provided to minimize impacts to such areas and protect the public health, safety,
and welfare.
ii. Marinas and accessory uses shall be located only where adequate utility services are available, or where
they can be provided concurrent with the development.
iii. Marinas, launch ramps, and accessory uses shall be designed so that lawfully existing or planned public
shoreline access is not unnecessarily blocked, obstructed, nor made dangerous.
d. Design Requirements:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 255/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. Marinas shall be designed to result in no net loss of ecological functions.
ii. Marinas and boat launches shall provide public access for as many water -dependent recreational uses as
possible, commensurate with the scale of the proposal. Features for such access could include, but are not
limited to: docks and piers, pedestrian bridges to offshore structures, fishing platforms, artificial pocket
beaches, and underwater diving and viewing platforms.
iii. Dry upland boat storage is preferred for permanent moorage in order to protect shoreline ecological
functions, efficiently use shoreline space, and minimize consumption of public water surface areas unless:
(a) No suitable upland locations exist for such facilities; or
(b) It is demonstrated that wet moorage would result in fewer impacts to ecological functions; or
(c) It is demonstrated that wet moorage would enhance public use of the shoreline.
iv. Marinas, launch ramps, and accessory uses shall be located and designed with the minimum necessary
shoreline stabilization.
v. Public access shall be required in accordance with subsection D4 of this Section, Public Access.
vi. Piers and docks shall meet standards in subsection E7 of this Section, Piers and Docks.
vii. New covered moorage for boat storage is prohibited. Covered over -water structures may be permitted
only where vessel construction or repair work is to be the primary activity and covered work areas are
demonstrated to be the minimum necessary over-water structures. When feasible any covered over-water
structures shall incorporate windows, skylights, or other materials to allow sufficient light to reach the
water’s surface.
e. Operation Requirements:
i. Marinas and other commercial boating activities shall be equipped with facilities to manage wastes,
including:
(a) Marinas with a capacity of one hundred (100) or more boats, or further than one mile from such
facilities, shall provide pump-out, holding, and/or treatment facilities for sewage contained on boats or
vessels.
(b) Discharge of solid waste or sewage into a water body is prohibited. Marinas and boat launch ramps
shall have adequate restroom and sewage disposal facilities in compliance with applicable health
regulations.
(c) Garbage or litter receptacles shall be provided and maintained by the operator at locations
convenient to users.
(d) Disposal or discarding of fish or shellfish cleaning wastes, scrap fish, viscera, or unused bait into
water or in other than designated garbage receptacles near a marina or launch ramp is prohibited.
(e) Public notice of all regulations pertaining to handling and disposal of waste, sewage, fuel, oil or
toxic materials shall be reviewed and approved and posted where all users may easily read them.
ii. Fail safe facilities and procedures for receiving, storing, dispensing, and disposing of oil or hazardous
products, as well as a spill response plan for oil and other products, shall be required of new marinas and
expansion or substantial alteration of existing marinas. Handling of fuels, chemicals, or other toxic
materials must be in compliance with all applicable Federal and State water quality laws as well as health,
safety, and engineering requirements. Rules for spill prevention and response, including reporting
requirements, shall be posted on site.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 256/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
7. Piers and Docks:
a. General Criteria for Use and Approval of All New or Expanded Piers and Docks:
i. Piers and docks shall be designed to minimize interference with the public use and enjoyment of the
water surface and shoreline, nor create a hazard to navigation.
ii. The dock or pier shall not result in the unreasonable interference with the use of adjacent docks and/or
piers.
iii. The use of floating docks in lieu of other types of docks is to be encouraged in those areas where
scenic values are high and where substantial conflicts with recreational boaters and fishermen will not be
created.
iv. The expansion of existing piers and docks is preferred over the construction of new.
v. The responsibility rests on the applicant to affirmatively demonstrate the need for the proposed pier or
dock in his/her application for a permit, except for a dock accessory to a single family residence on an
existing lot.
vi. All piers and docks shall result in no net loss of ecological functions. Docks, piers, and mooring
buoys, including those accessory to single family residences, shall avoid, or if that is not possible,
minimize and mitigate adverse impacts to shoreline ecological functions such that no net loss of ecological
functions results.
vii. Over-water construction not required for moorage purposes is regulated as a recreation use.
viii. New or expanded piers and docks allowed for water -dependent uses shall be consistent with the
following criteria:
(a) Water-dependent uses shall specify the specific need for over -water location and shall be restricted
to the minimum size necessary to meet the needs of the proposed water-dependent use.
(b) Water-related, water-enjoyment and multiple uses may be allowed as part of a dock or pier to serve
as water-dependent use structures where they are clearly auxiliary to and in support of water -dependent
uses, provided the minimum size requirement needed to meet the water -dependent use is not violated.
(c) Public access is required over all docks utilizing public aquatic lands that serve water -dependent
uses, water-enjoyment uses and multiple uses, provided it does not preclude the water -dependent use.
(d) The dock or pier length shall not extend beyond a length necessary to provide reasonable and safe
moorage.
b. Additional Criteria for New or Expanded Residential Docks:
i. Single Family Docks:
(a) Single Family Joint Use Docks: A pier or dock which is constructed for private recreation moorage
associated with a single family residence, for private joint use by two or more single family waterfront
property owners, or a community pier or dock in new waterfront single family subdivision, is
considered a water-dependent use; provided, that it is designed and used only as a facility to access
watercraft owned by the occupants, and to incidental use by temporary guests. No fees or other
compensation may be charged for use by nonresidents of piers or docks accessory to residences.
(b) Individual Single Family Docks: The approval of a new dock or pier or a modification or extension
of an existing dock or pier shall include a finding that the following criteria have been met:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 257/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(1) A new dock providing for private recreational moorage for an individual lot may not be permitted
in subdivisions approved on or before January 28, 1993, unless shared moorage is not available, and
there is no homeowners association or other corporate entity capable of developing shared moorage.
(2) A new dock shall not be allowed for an individual lot in cases where a joint use dock has been
constructed to serve the subject lot.
(3) Prior to approval of a new dock for private recreational moorage for an individual lot, the owner
should demonstrate that adjacent owners have been contacted and they have declined to develop or
utilize a shared dock. Such information should be provided in the project narrative at the time of permit
submittal.
(4) A new dock should be approved only in cases where use of a mooring buoy is demonstrated to be
impractical for reducing over-water coverage.
ii. Multi-Family Docks: Multi-family residential use is not considered a water-dependent use under the
Shoreline Management Act and moorage for multi-family residential use shall be provided only when the
following criteria are met:
(a) The dock provides a public benefit of shoreline ecological enhancement in the form of buffer
enhancement in accordance with subsection F1 of this Section, Vegetation Conservation, and/or public
access in accordance with subsection D4 of this Section, Public Access; (Ord. 5976, 8 -3-2020)
(b) Moorage at the proposed dock shall be limited to residents of the apartments, condominiums, or
similar developments for which the dock was built;
(c) Multi-family moorage serving more than four (4) vessels meets the criteria for the approval of
marinas in subsection E6 of this Section, Marinas.
iii. Shared Docks Required for New Development: Shared moorage shall be provided for all new
residential developments of more than two (2) single family dwelling units. New subdivisions shall
contain a restriction on the face of the plat prohibiting individual docks. A site for shared moorage shall be
owned in undivided interest by property owners within the subdivision. Shared moorage facilities shall be
available to property owners in the subdivision for community access and may be required to provide
public access depending on the scale of the facility. If shared moorage is provided, the applicant/proponent
shall file at the time of plat recordation a legally enforceable joint use agreement. Approval shall be
subject to the following criteria:
(a) Shared moorage to serve new development shall be limited to the amount of moorage needed to
serve lots with water frontage. Shared moorage use by upland property owners shall be reviewed as a
marina.
(b) As few shared docks as possible shall be developed. Development of more than one dock shall
include documentation that a single dock would not accommodate the need or that adverse impacts on
ecological functions would result from the size of dock required.
(c) The size of a dock must consider the use of mooring buoys for some or all moorage needs and the
use of all or part of the dock to allow tender access to mooring buoys.
(d) Public access shall be provided over all shared docks utilizing public aquatic lands that
accommodate five (5) or more vessels.
c. Design Criteria – General:
i. Pier Type: All piers and docks shall be built of open pile construction except that floating docks may be
permitted where there is no danger of significant damage to an ecosystem, where scenic values are high
and where one or more of the following conditions exist:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 258/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(a) Extreme water depth, beyond the range of normal length piling.
(b) A soft bottom condition, providing little support for piling.
(c) Bottom conditions that render it not feasible to install piling.
ii. Construction and Maintenance: All piers and docks shall be constructed and maintained in a safe and
sound condition.
iii. Approach: Approaches to piers and docks shall consist of ramps or other structures that span the entire
foreshore to the point of intersection with stable upland soils. Limited fill or excavation may be allowed
landward of the OHWM to match the upland with the elevation of the pier or dock.
iv. Materials: Applicants for the new construction or extension of piers and docks or the repair and
maintenance of existing docks shall use materials that will not adversely affect water quality or aquatic
plants and animals over the long term. Materials used for submerged portions of a pier or dock, decking,
and other components that may come in contact with water shall be approved by applicable State agencies
for use in water to avoid discharge of pollutants from wave splash, rain or runoff. Wood treated with
creosote, pentachlorophenol or other similarly toxic materials is prohibited. Pilings shall be constructed of
untreated materials, such as untreated wood, approved plastic composites, concrete or steel.
v. Pilings: Pile spacing shall be the maximum feasible to minimize shading and avoid a “wall” effect that
would block or baffle wave patterns, currents, littoral drift, or movement of aquatic life forms, or result in
structure damage from driftwood impact or entrapment. The first piling set shall be spaced at the
maximum distance feasible to minimize shading and shall be no less than eighteen feet (18'). Pilings
beyond the first set of piles shall minimize the size of the piles and maximize the spacing between pilings
to the extent allowed by site-specific engineering or design considerations.
vi. Minimization of Nearshore Impacts: In order to minimize impacts on nearshore areas and avoid
reduction in ambient light level:
(a) The width of piers, docks, and floats shall be the minimum necessary to serve the proposed use.
(b) Ramps shall span as much of the nearshore as feasible.
(c) Dock surfaces shall be designed to allow light penetration.
(d) Lights shall avoid illuminating the water surface. Lighting facilities shall be limited to the
minimum extent necessary to locate the pier or dock at night for docks serving residential uses.
Lighting to serve water-dependent uses shall be the minimum required to accommodate the use and
may not be used when the water-dependent aspects of the use are not in operation.
vii. Covered Moorage: Covered moorage is not allowed on any moorage facility unless translucent
materials are used that allow light penetration through the canopy, or through the roof of legal,
pre-existing boat houses. Temporary vessel covers must be attached to the vessel. New boat houses are not
allowed.
viii. Seaplane Moorage: Seaplane moorage may be accommodated at any dock that meets the standards
of the Shoreline Master Program.
ix. Other Agency Requirements: If deviation from the design standards specified in subsection E7 of this
Section, Piers and Docks, is approved by another agency with permitting authority, such as the
Washington Department of Fish and Wildlife or the U.S. Army Corps of Engineers, it shall be approved
with a variance, subject to all conditions and requirements of those permitting agencies.
d. Design Standards:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 259/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Single Family
Joint Use and Community
Docks
Commercial and Industrial
Docks – Water-Dependent
Uses
Non-Water-Dependent
Uses
WHEN ALLOWED
Maximum of one pier or
dock per developed
waterfront lot or ownership.
A joint use dock may be
constructed for two (2) or more
contiguous waterfront properties
and may be located on a side
property line, or straddling a
side property line, common to
both properties or be provided
with an access easement for all
lots served.1
Joint use docks or piers serving
more than four (4) residences
shall be regulated as marinas.
Water-dependent commercial
and industrial uses may develop
docks and piers to the extent
that they are required for
water-dependent use. Public
access shall be provided in
accordance with subsection D4
of this Section, Public Access.
Docks are not allowed
unless they provide public
access or public water
recreation use. Such docks
and piers are subject to the
performance standards for
over-water structures for
recreation in subsection E8
of this Section, Recreation.
LENGTH – MAXIMUM
Docks and
Piers
Minimum needed to provide
moorage for a single family
residence, a maximum of
one ell and two (2) fingers.
Maximum: 80 ft. from
OHWM.2
Minimum needed to provide
moorage for the single family
residences or community being
served. Maximum: 80 ft. from
OHWM.2
Minimum needed to serve
specific vessels or other
water-dependent uses specified
in the application. Maximum:
120 ft. from OHWM.2
Facilities adjacent to a
designated harbor area: The
dock or pier may extend to the
lesser of:
a) The general standard, above;
or
b) The inner harbor line or such
point beyond the inner harbor
line as is allowed by formal
authorization by the
Washington State Department
of Natural Resources (DNR) or
other agency with jurisdiction.
Docks are not allowed
unless they provide public
access or public water
recreation use. Such docks
and piers are subject to the
performance standards for
over-water structures for
recreation in subsection E8
of this Section, Recreation.
Ells and
Fingers
26 ft. 26 ft. Minimum needed to serve
specific vessels or other
water-dependent uses specified
in the application.
Floats 20 ft. 20 ft. Minimum needed to serve
specific vessels or other
water-dependent uses specified
in the application.
WIDTH
Docks and
Piers
4 ft.4 6 ft. Maximum walkway: 8 ft., but
12 ft. if vehicular access is
required for the approved use.3
Docks are not allowed
unless they provide public
access or public water
recreation use. Such docks
and piers are subject to the
performance standards for
over-water structures for
recreation in subsection E8
of this Section, Recreation.
Ells and Floats 6 ft. 6 ft. Minimum needed to serve
specific vessels or other
water-dependent uses specified
in the application.
Fingers 2 ft. 2 ft. Minimum needed to serve
specific vessels or other
water-dependent uses specified
in the application.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 260/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Single Family
Joint Use and Community
Docks
Commercial and Industrial
Docks – Water-Dependent
Uses
Non-Water-Dependent
Uses
Ramp
Connecting a
Pier/Dock to a
Float
3 ft. for walkway, 4 ft. total 3 ft. for walkway, 4 ft. total Minimum needed to serve
specific vessels or other
water-dependent uses specified
in the application.
PILINGS – MAXIMUMS
Mooring Piles Two (2) piles, up to 12 in. in
diameter, installed within 24
ft. of a dock or pier and out
of the nearshore area.
Four (4) piles, up to 12 in. in
diameter, installed within 24 ft.
of a dock or pier and out of the
nearshore area.
Minimum needed to serve
specific vessels or other
water-dependent uses specified
in the application.
Docks are not allowed
unless they provide public
access or public water
recreation use. Such docks
and piers are subject to the
performance standards for
over-water structures for
recreation in subsection E8
of this Section, Recreation.
SETBACKS – MINIMUMS
Side Setback No portion of a pier or dock
may lie closer than 5 ft. to
an adjacent property line and
may not interfere with
navigation.
No portion of a pier or dock
may lie closer than 5 ft. to an
adjacent property line and may
not interfere with navigation.
No portion of a pier or dock
may lie closer than 30 ft. to an
adjacent property line.
Docks are not allowed
unless they provide public
access or public water
recreation use. Such docks
and piers are subject to the
performance standards for
over-water structures for
recreation in subsection E8
of this Section, Recreation.
Table Notes:
1. A joint use ownership agreement or covenant shall be executed and recorded with the
King County Recorder’s Office prior to the issuance of permits. A copy of the recorded
agreement shall be provided to the City. Such documents shall specify ownership rights and
maintenance provisions, including: specifying the parcels to which the agreement shall apply;
providing that the dock shall be owned jointly by the participating parcels and that the
ownership shall run with the land; providing for easements to access the dock from each lot
served and provide for access for maintenance; providing apportionment of construction and
maintenance expenses; and providing a means for resolution of disputes, including arbitration
and filing of liens and assessments.
2. Maximum length is eighty feet (80') unless a depth of ten feet (10') cannot be obtained.
In such circumstances the dock may be extended until the water depth reaches a point of ten
feet (10') in depth at ordinary low water.
3. Additional width may be allowed to accommodate public access in addition to the
water-dependent use.
4. That portion of a pier or dock beyond thirty feet (30') from OHWM may be up to six
feet (6') wide, without a variance, if approved by the U.S. Army Corps of Engineers or the
Washington Department of Fish and Wildlife; or a pier or dock may be six feet (6') wide,
waterward from land, without a variance, if the property owner qualifies for State disabled
accommodations.
(Ord. 5976, 8-3-2020)
e. Maintenance and Repair of Docks: Existing docks or piers that do not comply with these regulations may
be repaired in accordance with the criteria below.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 261/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. When the repair and/or replacement of the surface area exceeds thirty percent (30%) of the surface area
of the dock/pier, light penetrating materials must be used for all replacement decking. For floating docks,
light penetrating materials shall be used where feasible, and as long as the structural integrity of the dock
is maintained.
ii. When the repair involves replacement of the surfacing materials only, there is no requirement to bring
the dock/pier into conformance with dimensional standards of this Section.
iii. When the repair/replacement involves the replacement of more than fifty percent (50%) of the pilings,
or more, the entire structure shall be replaced in compliance with these regulations. For floating docks,
when the repair/replacement involves replacement of more than fifty percent (50%) of the total supporting
structure (including floats, pilings, or cross-bars), the entire structure shall be replaced in compliance with
these regulations.
iv. When the existing dock/pier is moved or expanded or the shape reconfigured, the entire structure shall
be replaced in compliance with these regulations.
f. Buoy and Float Regulations:
i. Buoys Preferred: The use of buoys for moorage is preferable to piers, docks, or floats and buoys may be
sited under a shoreline exemption instead of a Substantial Development Permit, provided they do not
exceed the cost threshold.
ii. Floats: Floats shall be allowed under the following conditions:
(a) The float is served by a dock attached to the shore for use of only a tender. The dock shall be the
minimum length to allow access to a tender and may not exceed a length of forty feet (40').
(b) Floats shall be anchored to allow clear passage on all sides by small watercraft.
(c) Floats shall not exceed a maximum of one hundred (100) square feet in size. A float proposed for
joint use between adjacent property owners may not exceed one hundred and fifty (150) square feet per
residence. Floats for public use shall be sized in order to provide for the specific intended use and shall
be limited to the minimum size necessary.
(d) A single family residence may only have one float.
(e) Floats shall not be located a distance of more than eighty feet (80') beyond the OHWM, except
public recreation floats.
g. Variance to Dock and Pier Dimensions:
i. Requests for greater dock and pier dimensions than those specified above may be submitted as a
shoreline variance application, unless otherwise specified.
ii. Any greater dimension than those listed above may be allowed subject to findings that a variance
request complies with:
(a) The general criteria for shoreline variance approval in RMC 4-9-190I4.
(b) The additional criteria that the allowed dock or pier cannot reasonably provide the purpose for
which it is intended without specific dimensions to serve specific aspects of a water -dependent use.
(c) Meets the general criteria for all new and expanded piers and docks in subsection E7a of this
Section.
8. Recreation:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 262/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. When Allowed: Recreation activities are allowed when:
i. There is no net loss of ecological functions, including on- and off-site mitigation.
ii. Water-related and water-enjoyment uses do not displace water-dependent uses and are consistent with
existing water-related and water-enjoyment uses.
iii. The level of human activity involved in passive or active recreation shall be appropriate to the
ecological features and shoreline environment.
iv. State-owned shorelines shall be recognized as particularly adapted to providing wilderness beaches,
ecological study areas, and other recreational uses for the public in accordance with RCW 90.58.100(4).
b. Location Relative to the Shoreline: Activities provided by recreational facilities must bear a substantial
relationship to the shoreline, or provide physical or visual access to the shoreline.
i. Water-dependent recreation such as fishing, swimming, boating, and wading should be located on the
shoreline.
ii. Water-related recreation such as picnicking, hiking, and walking should be located near the shoreline.
iii. Non-water-related recreation facilities shall be located inland. Recreational facilities with large grass
areas, such as golf courses and playing fields, and facilities with extensive impervious surfaces shall
observe vegetation management standards providing for native vegetation buffer areas along the shoreline.
c. Over-Water Structures: Over-water structures for recreation use shall be allowed only when:
i. They allow opportunities for substantial numbers of people to enjoy the shorelines of the State.
ii. They are not located in or adjacent to areas of exceptional ecological sensitivity, especially aquatic and
wildlife habitat areas.
iii. They are integrated with other public access features, particularly when they provide limited
opportunities to approach the water’s edge in areas where public access is set back to protect sensitive
ecological features at the water’s edge.
iv. No net loss of ecological functions will result.
d. Public Recreation: Public recreation uses shall be permitted within the shoreline only when the following
criteria are considered:
i. The natural character of the shoreline is preserved and the resources and ecology of the shoreline are
protected.
ii. Accessibility to the water’s edge is provided consistent with public safety needs and in consideration of
natural features.
iii. Recreational development shall be of such variety as to satisfy the diversity of demands of the local
community.
iv. Water-related and water-enjoyment uses do not displace water-dependent uses and uses are consistent
with existing water-related and water-enjoyment uses.
v. Recreational development is located and designed to minimize detrimental impact on the adjoining
property.
vi. The development provides parking and other necessary facilities to handle the designed public use.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 263/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
vii. Effects on private property are consistent with all relevant constitutional and other legal limitations on
regulation or acquisition of private property.
viii. Public parks and other public lands shall be managed in a manner that provides a balance between
providing opportunities for recreation and restoration and enhancement of the shoreline. Major park
development shall be approved only after a master planning process that provides for a balance of these
elements.
e. Private Recreation:
i. Private recreation uses and facilities that exclude the public from public aquatic lands are prohibited.
Private recreation uses that utilize public aquatic lands shall provide public access in accordance with
criteria in subsection D4 of this Section, Public Access.
ii. Private recreational uses open to the public shall be permitted only when the following standards are
met:
(a) There is no net loss of ecological functions, including on - and off-site.
(b) There is reasonable public access provided to the shoreline at no fee for sites providing recreational
uses that are fee supported, including access along the water’s edge where appropriate. In the case of
Lake Washington, significant public access shall be provided in accordance with public access criteria
in subsection D4 of this Section, Public Access.
(c) The proposed facility will have no significant detrimental effects on adjacent parcels and uses.
(d) Adequate, screened, and landscaped parking facilities that are separated from pedestrian paths are
provided.
(e) Recreational uses are encouraged in multiple use commercial development.
9. Residential Development:
a. Single Family Priority Use and Other Residential Uses: Single family residences are a priority on the
shoreline under the Shoreline Management Act (RCW 90.58.020). All other residential uses are subject to the
preference for water-oriented use and must provide for meeting the requirements for ecological restoration
and/or public access.
b. General Criteria: Residential developments shall be allowed only when:
i. Density and other characteristics of the development are consistent with the Renton Comprehensive Plan
and Zoning Code.
ii. Residential structures shall provide setbacks and buffers as provided in subsection D7a of this Section,
Shoreline Bulk Standards, or as modified under subsection F1 of this Section, Vegetation Conservation.
c. Public Access Required: Unless deemed inappropriate due to health, safety, or environmental concerns,
new single family residential developments, including subdivision of land for ten (10) or more parcels, shall
provide public access in accordance with subsection D4 of this Section, Public Access. Unless deemed
inappropriate due to health, safety or environmental concerns, new multi-family developments shall provide a
significant public benefit such as providing public access and/or ecological restoration along the water’s edge.
For such proposed development, a community access plan may be used to satisfy the public access requirement
if the following written findings are made by the Administrator:
i. The community access plan allows for a substantial number of people to enjoy the shoreline; and
ii. The balance of the waterfront not devoted to public and/or community access shall be devoted to
ecological restoration. (Ord. 5976, 8 -3-2020)
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 264/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Shoreline Stabilization Prohibited: New residential development shall not require new shoreline
stabilization. Developable portions of lots shall not be subject to flooding or require structural flood hazard
reduction measures within a channel migration zone or floodway to support intended development during the
life of the development or use. Prior to approval, geotechnical analysis of the site and shoreline characteristics
shall demonstrate that new shoreline stabilization is unlikely to be necessary for each new lot to support
intended development during the life of the development or use.
e. Critical Areas: New residential development shall include provisions for critical areas including avoidance,
setbacks from steep slopes, bluffs, landslide hazard areas, seismic hazard areas, riparian and marine shoreline
erosion areas, and shall meet all applicable development standards. Setbacks from hazards shall be sufficient to
protect structures during the life of the structure (one hundred (100) years).
f. Vegetation Conservation: All new residential lots shall meet vegetation conservation provisions in
subsection F1 of this Section, Vegetation Conservation, including the full required buffer area together with
replanting and control of invasive species within buffers to ensure establishment and continuation of a
vegetation community characteristic of a native climax community. Each lot must be able to support intended
development without encroachment on vegetation conservation areas, except for public trains and other uses
allowed within such areas. Areas within vegetation conservation areas shall be placed in common or public
ownership when feasible.
g. New Private Docks Restricted: All new subdivisions shall record a prohibition on new private docks on the
face of the plat. An area reserved for shared moorage may be designated if it meets all requirements of the
Shoreline Master Program including demonstration that public and private marinas and other boating facilities
are not sufficient to meet the moorage needs of the subdivision.
h. Floating Residences Prohibited: Floating residences are prohibited.
10. Transportation:
a. General Standards: New and expanded transportation facilities shall be designed to achieve no net loss of
ecological functions within the shoreline. To the maximum extent feasible the following standards shall be
applied to all transportation projects and facilities:
i. Facilities shall be located outside of the shoreline jurisdiction and as far from the land/water interface as
possible. Expansion of existing transportation facilities shall include analysis of system options that assess
the potential for alternative routes outside shoreline jurisdiction or set back further from the land/water
interface.
ii. Facilities shall be located and designed to avoid significant natural, historical, archaeological, or
cultural sites, and mitigate unavoidable impacts.
iii. Facilities shall be designed and maintained to prevent soil erosion, to permit natural movement of
groundwater, and not adversely affect water quality or aquatic plants and animals over the life of the
facility.
iv. All debris and other waste materials from construction shall be disposed of in such a way as to prevent
their entry by erosion into any water body and shall be specified in submittal materials.
v. Facilities shall avoid the need for shoreline protection.
vi. Facilities shall allow passage of flood waters, fish passage, and wildlife movement by using bridges
with the longest span feasible or when bridges are not feasible, culverts and other features that provide for
these functions.
vii. Facilities shall be designed to accommodate as many compatible uses as feasible, including, but not
limited to: utilities, viewpoint, public access, or trails.
b. Roads:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 265/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. New public or private roads and driveways shall be located inland from the land/water interface,
preferably out of the shoreline, unless:
(a) Perpendicular water crossings are required for access to authorized uses consistent with the
Shoreline Master Program; or
(b) Facilities are primarily oriented to pedestrian and nonmotorized use and provide an opportunity for
a substantial number of people to enjoy shoreline areas, and are consistent with policies and
regulations for ecological protection.
ii. Road locations shall be planned to fit the topography, where possible, in order that minimum alteration
of existing natural conditions will be necessary.
iii. RCW 36.87.130 prohibits vacation of any right-of-way that abuts freshwater except for port,
recreational, educational or industrial purposes. Therefore, development, abandonment, or alteration of
undeveloped road ends within Shoreline Master Program jurisdiction is prohibited unless an alternate use
is approved in accordance with the Shoreline Master Program.
c. Railroads: New or expanded railroads shall be located inland from the land/water interface and out of the
shoreline where feasible. Expansion of the number of rails on an existing right -of-way shall be accompanied by
meeting the vegetation conservation provisions for moderate expansion of nonconforming uses in RMC
4-10-095, Shoreline Master Program, Nonconforming Uses, Activities, Structures and Sites. (Ord. 5976,
8-3-2020)
d. Trails:
i. Trails that provide public access on or near the water shall be located, designed, and maintained in a
manner that protects the existing environment and shoreline ecological functions. Preservation or
improvement of the natural amenities shall be a basic consideration in the design of shoreline trails.
ii. The location and design of trails shall create the minimum impact on adjacent property owners
including privacy and noise.
iii. Over-water structures may be provided for trails in cases where:
(a) Key trail links for local or regional trails must cross streams, wetlands, or other water bodies.
(b) For interpretive facilities.
(c) To protect sensitive riparian and wetland areas from the adverse impacts of at grade trails,
including soil compaction, erosion potential and impedance of surface and groundwater movement.
iv. Trail width and surface materials shall be appropriate for the context with narrow soft surface trails in
areas of high ecological sensitivity where the physical impacts of the trail and the number of users should
be minimized with wider hard-surfaced trails with higher use located in less ecologically sensitive areas.
e. Parking:
i. When Allowed: Parking facilities in shorelines are not a preferred use and shall be allowed only as
necessary to serve an authorized primary use.
ii. Public Parking:
(a) In order to encourage public use of the shoreline, public parking is to be provided at frequent
locations on public streets, at shoreline viewpoints, and at trailheads.
(b) Public parking facilities shall be located as far as feasible from the shoreline unless parking areas
close to the water are essential to serve approved recreation and public access. In general, only
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 266/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
disabled parking should be located near the land/water interface with most other parking located within
walking distance and outside of buffers. (Ord. 5976, 8 -3-2020)
(c) Public parking facilities shall be designed and landscaped to minimize adverse impact upon the
shoreline and adjacent lands and upon the water view.
iii. Private Parking:
(a) Private parking facilities should be located away from the shoreline unless parking areas close to
the water are essential to serve approved uses and/or developments. When sited within shoreline
jurisdiction, parking shall be located inland away from the land/water interface and landward of
water-oriented developments and/or other approved uses.
(b) Surface parking areas shall be located and designed to minimize visual impacts as viewed from the
shoreline and from views of the shoreline from upland properties.
(c) Parking structures shall be located outside of buffers and behind or within the first row of buildings
between the water and the developed portions of a site and designed such that the frontage visible from
the shoreline accommodates other uses and parked cars are not visible from that frontage. (Ord. 5976,
8-3-2020)
(d) Parking lot design, landscaping and lighting shall be governed by the provisions of chapter 4 -4
RMC and the provisions of the Shoreline Master Program.
f. Aviation:
i. Prohibited Near Natural or Urban Conservancy Areas: Aviation facilities are prohibited within two
hundred feet (200') of a Natural or Urban Conservancy Shoreline Overlay District.
ii. Airports:
(a) A new airport shall not be allowed to locate within the shoreline; however, an airport already
located within a shoreline shall be permitted.
(b) Upgrades of facilities to meet FAA requirements or improvements in technology shall be
permitted.
(c) Facilities to serve seaplanes may be included as an accessory use in any existing airport.
(d) Helipads may be included as an accessory use in any existing airport.
(e) Aviation-related manufacturing shall be permitted in an airport.
(f) New or upgraded airport facilities shall be designed and operated such that:
(1) All facilities that are non-water-dependent shall be located outside of shoreline jurisdiction, if
feasible. When sited within shoreline jurisdiction, uses and/or developments such as parking, hangars,
service buildings or areas, access roads, utilities, signs, and storage of materials shall be located as far
from the land/water interface as feasible. The minimum setback shall be twenty feet (20') from the
OHWM of the shoreline and shall be designed and spaced to allow viewing of airport activities from
the area along the water’s edge.
(2) New or upgraded airport facilities shall minimize impacts on shoreline ecological functions,
including control of pollutant discharge. The standards for water quality and criteria for application
shall be those in current stormwater control regulations.
(3) New facilities dispensing fuel or facilities associated with use of hazardous materials shall require a
Shoreline Conditional Use Permit.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 267/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iii. Seaplanes:
(a) Private:
(1) Operation of a single private seaplane on waters where FAA has designated a seaplane landing area
is not regulated by the Shoreline Master Program.
(2) Moorage of a seaplane is addressed in subsection E7 of this Section, Piers and Docks.
(b) Commercial: New commercial seaplane facilities, including docks and storage area bases, may be
allowed in industrial areas provided such bases are not contiguous to residential areas and provided
they meet standards in subsection E7 of this Section, Piers and Docks.
iv. Helicopter Landing Facilities:
(a) Private: Establishment of a helipad on a single family residential lot is allowed subject to the
standards of RMC 4-2-080A111. Conditions shall be imposed to mitigate impacts within the shoreline.
(b) Commercial: New commercial heliports, including those accessory to allowed uses, are allowed by
Shoreline Conditional Use Permit, subject to the standards of the Shoreline Master Program.
v. New Seaplane Facilities and Heliports – Criteria for Approval:
(a) Review shall include consideration of location approval in terms of compatibility with affected uses
including short- and long-term noise impacts, impacts on habitat areas of endangered or threatened
species, environmentally critical and sensitive habitats, and migration routes:
(1) On adjacent parcels; and
(2) On over-flight areas.
(b) Conditions shall be imposed to mitigate impacts within the shoreline and also non -shoreline over
flight and related impacts.
11. Utilities:
a. Criteria for All Utilities:
i. Local utility services needed to serve water-dependent and other permitted uses in the shoreline are
subject to standards for ecological protection and visual compatibility.
ii. Major utility systems shall be located outside of shoreline jurisdiction, to the extent feasible, except for
elements that are water-dependent and crossings of water bodies and other elements of shorelands by
linear facilities.
iii. New public or private utilities shall be located inland from the land/water interface, preferably out of
shoreline jurisdiction, unless:
(a) Perpendicular water crossings are unavoidable; or
(b) Utilities are necessary for authorized shoreline uses consistent with the Shoreline Master Program.
iv. Linear facilities consisting of pipelines, cables and other facilities on land running roughly parallel to
the shoreline shall be located as far from the water’s edge as feasible and preferably outside of shoreline
jurisdiction.
v. Linear facilities consisting of pipelines, sewers, cables and other facilities on aquatic lands running
roughly parallel to the shoreline that may require periodic maintenance that would disrupt shoreline
ecological functions shall be discouraged except where no other feasible alternative exists. When
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 268/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
permitted, provisions shall assure that the facilities do not result in a net loss of shoreline ecological
functions or significant impacts to other shoreline resources and values.
vi. Utilities shall be located in existing rights-of-way and corridors, whenever reasonably feasible.
vii. Local service utilities serving new development shall be located underground, wherever reasonably
feasible.
viii. Utility crossings of water bodies shall be attached to bridges or located in other existing facilities, if
reasonably feasible. If new installations are required to cross water bodies or wetlands they should avoid
disturbing banks and streambeds and shall be designed to avoid the need for shoreline stabilization.
Crossings shall be tunneled or bored where reasonably feasible. Installations shall be deep enough to avoid
failures or need for protection due to exposure due to streambed mobilization, aggregation or lateral
migration. Underwater utilities shall be placed in a sleeve if reasonably feasible to avoid the need for
excavation in the event of the need for maintenance or replacement.
ix. In areas where utility installations would be anticipated to significantly alter natural groundwater flows,
a barrier or conduit to impede changes to natural flow characteristics shall be provided.
x. Excavated materials from construction of utilities shall be disposed of outside of the buffer except if
utilized for ecological restoration and shall be specified in submittal materials. (Ord. 5976, 8 -3-2020)
xi. Utilities shall be located and designed to avoid natural, historic, archaeological or cultural resources to
the maximum extent feasible and mitigate adverse impacts where unavoidable.
xii. Utilities shall be located, designed, constructed, and operated to result in no net loss of shoreline
ecological functions with appropriate on- and off-site mitigation including compensatory mitigation.
xiii. All utility development shall be consistent with and coordinated with all local government and State
planning, including comprehensive plans and single purpose plans to meet the needs of future populations
in areas planned to accommodate growth.
xiv. Site planning and rights-of-way for utility development should provide for compatible multiple uses
such as shore access, trails, and recreation or other appropriate use whenever possible. Utility right -of-way
acquisition should be coordinated with transportation and recreation planning.
xv. Vegetation Conservation:
(a) Native vegetation shall be maintained whenever reasonably feasible.
(b) When utility projects are completed in the water or shoreland, the disturbed area shall be restored
as nearly as possible to the original condition.
(c) All vegetation and screening shall be hardy enough to withstand the travel of service trucks and
similar traffic in areas where such activity occurs.
xvi. A structure or other facility enclosing a telephone exchange, sewage pumping or other facility, an
electrical substation, or other above ground public utility built in the shoreline area shall be:
(a) Housed in a building that shall conform architecturally with the surrounding buildings and area or
with the type of building that will develop as provided by the zoning district and applicable design
standards.
(b) An unhoused installation on the ground or a housed installation that does not conform with the
standards above shall be sight-screened in accordance with RMC 4-4-095 with evergreen trees, shrubs,
and landscaping materials planted in sufficient depth to form an effective and actual sight barrier
within five (5) years.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 269/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(c) An unhoused installation of a potentially hazardous nature, such as an electrical distribution
substation, shall be enclosed with an eight (8) foot high open wire fence, or masonry wall. Such
installations shall be sight-screened in accordance with RMC 4-4-095 with evergreen trees, shrubs, and
landscaping materials planted in sufficient depth to form an effective and actual sight barrier, except at
entrance gate(s), within five (5) years.
b. Special Considerations for Pipelines:
i. Installation and operation of pipelines shall protect the natural conditions of adjacent water courses and
shorelines.
ii. Water quality is not to be degraded to the detriment of aquatic life nor shall water quality standards be
violated.
iii. Petro-chemical or toxic material pipelines shall have automatically controlled shutoff valves at each
side of the water crossing.
iv. All petro-chemical or toxic material pipelines shall be constructed in accordance with the regulations of
the Washington State Transportation Commission and subject to review by the City Public Works
Department.
c. Major Utilities – Specifications:
i. Electrical Installations:
(a) Overhead High Voltage Power Lines:
(1) Overhead electrical transmission lines of fifty five (55) kV and greater voltage within the shoreline
shall be relocated to a route outside of the shoreline, where feasible when:
• Such facilities are upgraded to a higher voltage.
• Additional lines are placed within the corridor.
(2) The support structures for new overhead power lines shall be designed to avoid or minimize
impacts to shoreline areas.
(b) Underwater electrical transmission lines shall be located and designed to:
(1) Utilize existing transportation or utility corridors where feasible.
(2) Avoid adverse impacts to navigation.
(3) Be posted with warning signs.
(c) Electrical Distribution Substations: Electrical distribution substations shall be:
(1) Located outside of the shoreline, where feasible, and may be located within a shoreland location
only when the applicant proves no other site out of the shoreland area exists.
(2) Located as far as feasible from the land/water interface.
(3) Screened as required by in the criteria for all utilities, above.
ii. Communications: This Section applies to telephone exchanges including radar transmission
installations, receiving antennas for cable television and/or radio, wireless communication facilities and
any other facility for the transmission of communication signals.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 270/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(a) Communications installations may be permitted in the shoreline area only when there exists no
feasible site out of the shoreline and water area.
(b) All structures shall meet the screening requirements in the criteria for all utilities, above.
(c) If approved within the shoreline, such installations shall reduce aesthetic impacts by locations as far
as possible from residential, recreational, and commercial activities.
(d) Cellular communication facilities may be located in the shoreline only when mounted on buildings
and screened by architectural features compatible with the design of the building.
iii. Pipeline Utilities: All pipeline utilities shall be underground. When underground projects are
completed on the bank of a water body or in the shoreland or a shoreline, the disturbed area shall be
restored to the original configuration. Underground utility installations shall be permitted only when the
finished installation shall not impair the appearance of such areas.
iv. Public Access: All utility companies shall be asked to provide pedestrian public access to utility owned
shorelines when such areas are not potentially hazardous to the public. Where utility rights-of-way are
located near recreational or public use areas, utility companies shall be encouraged to provide said
rights-of-way as parking or other public use areas for the adjacent public use area. As a condition of
location of new utilities within the shoreline, the City may require provision of pedestrian public access.
v. All-Inclusive Utility Corridor: When it is necessary for more than one major utility to go along the same
general route, the common use of a single utility right-of-way is strongly encouraged. It would be
desirable to include railroad lines within this right-of-way also.
d. Local Service Utilities, Specifications:
i. Electrical Distribution: New electrical distribution lines within the shoreline shall be placed
underground; provided, that distribution lines that cross water or other critical areas may be allowed to be
placed above ground if:
(a) There is no feasible alternative route.
(b) Underground installation would substantially disrupt ecological functions and processes of water
bodies and wetlands; horizontal drilling or similar technology that does not disturb the surface is not
feasible.
(c) Visual impacts are minimized to the extent feasible.
(d) If overhead facilities prevent native trees and other vegetation to be maintained in a buffer,
compensatory mitigation shall be provided on- or off-site. (Ord. 5976, 8-3-2020)
ii. Water Lines:
(a) New water lines shall not cross water, wetlands or other critical areas unless there is no reasonably
feasible alternative route.
(b) Sizes and specifications shall be determined by the Public Works Department in accordance with
American Water Works Association (AWWA) guidelines.
iii. Sanitary Sewer:
(a) The use of outhouses or privies is prohibited. Self -contained outhouses may be allowed for
temporary, seasonal, or special events.
(b) All uses shall hook to the municipal sewer system. There shall be no septic tanks or other on -site
sewage disposal systems.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 271/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(c) Sewage trunk lines, interceptors, pump stations, treatment plants, and other components that are not
water-dependent shall be located away from shorelines unless:
(1) Alternative locations, including alternative technology, are demonstrated to be infeasible.
(2) The facilities do not result in a net loss of shoreline ecological functions.
(3) The facilities do not result in significant impacts to other shoreline resources and values such as
parks and recreation facilities, public access and archaeological, historic, and cultural resources, and
aesthetic resources.
(d) Storm drainage and pollutant drainage shall not enter the sanitary sewer system.
(e) During construction phases, commercial sanitary chemical toilets may be allowed only until proper
plumbing facilities are completed.
(f) All sanitary sewer pipe sizes and materials shall be approved by the Public Works Department.
iv. Stormwater Management:
(a) The City will work with private property owners and other jurisdictions to maintain, enhance and
restore natural drainage systems to protect water quality, reduce flooding, reduce public costs and
prevent associated environmental degradation to contribute to the goal of no net loss of shoreline
ecological functions.
(b) All new development shall meet current stormwater management requirements for detention and
treatment.
(c) Individual single family residences may be subject to water quality management requirements to
ensure the quality of adjacent water bodies.
(d) Stormwater ponds, basins and vaults shall be located as far from the water’s edge as feasible and
may not be located within buffers.
(e) The location design and construction of stormwater outfalls shall limit impacts on receiving waters
and comply with all appropriate local, State, and Federal requirements. Infiltration of stormwater shall
be preferred, where reasonably feasible.
(f) Stormwater management may include a low impact development stormwater conveyance system in
the buffer, if the system is designed to mimic the function and appearance of a natural shoreline system
and complies with all other requirements and standards of subsection F1 of this Section, Vegetation
Conservation. (Ord. 5976, 8-3-2020)
v. Solid Waste Facilities:
(a) Facilities for processing, storage, and disposal of solid waste are not normally water -dependent.
Components that are not water-dependent shall not be permitted on shorelines.
(b) Disposal of solid waste on shorelines or in water bodies has the potential for severe adverse effects
upon ecological functions, property values, public health, natural resources, and local aesthetic values
and shall not be permitted.
(c) Temporary storage of solid waste in suitable receptacles is permitted as an accessory use to a
primary permitted use, or for litter control.
4-3-090F SHORELINE MODIFICATION:
1. Vegetation Conservation:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 272/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Standard Vegetation Conservation Buffer Width: Except as otherwise specified in the Shoreline Master
Program, water bodies defined as shorelines shall have a minimum one hundred foot (100') buffer measured
from the OHWM of the regulated shoreline of the State. Where streams enter or exit pipes, the buffer shall be
measured perpendicular to the OHWM from the end of the pipe along the open channel section of the stream.
b. Vegetation Conservation Buffer Widths by Reach: The Administrator may apply the following buffers
provided for in Table 4-3-090F1l, Vegetation Conservation Standards by Reach, as an alternative to the
standard buffer for sites for development that implement water-oriented use and public access as provided in
the table for each reach.
c. Alternative Vegetated Buffer Widths and Setbacks for Existing Single Family Lots:
i. Reserved.
ii. Setback Modifications for Site Improvements: Existing single family residences on existing single
family lots subject to the building setback standards in Table 4-3-090D7a may further reduce their
building setback than stated in Table 4-3-090D7a by making one or more of the site improvements listed
below, provided that the building setback shall not be reduced to less than five feet (5') from the minimum
buffer. The reduced setback and site improvement shall be recorded in a covenant approved by the City
Attorney. The site improvement shall be maintained by the property owner.
(a) The building setback shall be reduced by five feet (5') for every two hundred fifty (250) square feet
of existing impervious surface removed from lands within the building setback or minimum buffer.
(b) The building setback shall be reduced for properties that agree to limit future impervious coverage
to a standard lower than the standard in subsection D7a of this Section, Shoreline Bulk Standards. The
reductions shall be five feet (5') for every two hundred fifty (250) square feet of future impervious
surface coverage that is limited, and recorded as a maximum impervious coverage standard (in
percent), rounded down to the nearest whole number.
(c) Properties that replace existing rigid shoreline stabilization with preferred alternatives under
subsection F4aiii of this Section, Shoreline Stabilization Alternatives Hierarchy, shall qualify for a
setback reduction that correlates with the degree in improvement in ecological function and value that
is expected to result from the change, as reported in a standard stream/lake study.
(d) Properties that propose projects to improve habitat functions and values shall qualify for a setback
reduction that correlates with the degree in improvement in ecological function and value that is
expected to result from the project, as reported in a standard stream/lake study.
iii. Modifications for Narrow Lots: For single family residential lots with a lot width of less than sixty feet
(60'), the buffer may be reduced by ten percent (10%), but shall be no less than fifteen feet (15').
d. Reduction of Vegetated Buffer or Setback Width:
i. Administrator May Reduce: Based upon an applicant’s request, the Administrator may approve a
reduction in the standard buffer or setback where the applicant can demonstrate compliance with criteria in
the subsections below. Buffer enhancement shall be required where appropriate to site conditions, habitat
sensitivity, and proposed land development characteristics.
ii. Water-Dependent Uses:
(a) Areas approved for water-dependent use or public access may be excluded from the buffer if
approval is granted through review of a Substantial Development Permit, Conditional Use Permit, or
variance; provided, that the area excluded is the minimum needed to provide for the water-dependent
use or public access.
(b) Access to private docks through a buffer may be provided by a corridor up to six feet (6') wide.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 273/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iii. Vegetation Conservation Standard Table Applied: Buffers specified for areas enumerated in Table
4-3-090F1l, Vegetation Conservation Standards by Reach, shall be applied in accordance with those
provisions.
iv. Buffer and Setback Reduction Standards: Except for single family residential uses in the High Intensity
and Single Family Environments, based upon an applicant’s request, and the acceptance of a standard
stream or lake study, the Administrator may approve a reduction in the standard buffer or setback by up to
fifty percent (50%) if within the High Intensity Overlay or by up to twenty five percent (25%) in all other
shoreline overlays, where the applicant can demonstrate compliance with applicable criteria in the
subsections below:
(a) The proposal will reduce non-native invasive species to less than five percent (5%) and result in
extensive native vegetation in the remaining area of the reduced buffer.
(b) The proposed project, with width reduction, will result in no net loss of ecological functions as
consistent with subsection D2a of this Section, No Net Loss of Ecological Functions; and
(c) Reduction of the buffer or setback shall not create the need for rigid shoreline stabilization as
described in subsections F4aiii(d) and (e) of this Section, Shoreline Stabilization Alternatives
Hierarchy; and
(d) The reduction shall not create any significant unmitigated adverse impacts to other property in the
vicinity.
(e) Review Procedures:
(1) Buffer reductions in the High Intensity Overlay shall be processed as part of a Substantial
Development Permit. Buffer reductions in all other shoreline overlays shall be processed through a
Shoreline Conditional Use Permit, pursuant to RMC 4 -9-190I, Variances and Conditional Uses.
(2) Written findings shall be required to demonstrate that the buffer reduction substantially implements
the criteria of this Section.
v. Buffer Reductions for the Conversion on Nonconforming Uses: Based upon an applicant’s request and
the City’s acceptance of a supplemental stream or lake study, the Administrator may approve a reduction
in the standard buffer if an existing nonconforming site is not redeveloped but the proposal includes
removal of existing over-water structures, removal or reconstruction of shoreline protection structures, or
other restoration of shorelines or buffer areas in a manner that meets the standards of the Shoreline Master
Program and results in a vegetated buffer a minimum ten feet (10') from existing buildings or impervious
surface (e.g., such as parking areas and driveways in current use to serve the nonconforming buildings or
uses).
e. Increased Buffer Widths: Buffers may be increased by the Administrator if the criteria below are met.
i. Areas of High Blow-Down Potential: Where the stream/lake area is in an area of high blow-down
potential as determined by a qualified professional, the buffer width may be expanded up to an additional
fifty feet (50') on the windward side, when determined appropriate to site circumstances and ecological
function by the Administrator.
ii. Buffers Falling Within Protected Slopes or Very High Landslide Areas: When the required stream/lake
buffer falls within a protected slope or very high landslide hazard area or buffer, the stream/lake buffer
width shall extend to the boundary of the protected slope or the very high landslide hazard buffer.
f. Averaging of Buffer Width:
i. Authority: Based upon an applicant’s request, and the acceptance of a standard stream or lake study, the
Administrator may approve buffer width averaging except where specific buffers in Table 4 -3-090F1l,
Vegetation Conservation Standards by Reach, are stated.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 274/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Criteria for Approval: Buffer width averaging may be allowed only where the applicant demonstrates
all of the following:
(a) The water body and associated riparian area contain variations in ecological sensitivity or there are
existing physical improvements in or near the water body and associated riparian area;
(b) Buffer width averaging will result in no net loss of stream/lake/riparian ecological function;
(c) The total area contained within the buffer after averaging is no less than that contained within the
required standard buffer width prior to averaging;
(d) In no instance shall the buffer width be reduced to less than fifty feet (50');
(e) The proposed buffer standard is based on consideration of the best available science as described in
WAC 365-195-905, or where there is an absence of valid scientific information. The steps in RMC
4-9-250F shall be followed.
g. Buffer Enhancement: Buffer enhancement as a separate action may be proposed on any property and may
be implemented without full compliance with the standards of this Section; provided, that the project includes a
buffer enhancement plan using native vegetation and provides documentation that the enhanced buffer area will
maintain or improve the functional attributes of the buffer.
h. Exemption Criteria: As determined by the Administrator, for development proposed on sites separated
from the shoreline by intervening, and lawfully created, public roads, railroads, other off -site substantial
existing improvements, or an intervening parcel under separate ownership, the requirements of this Code for a
buffer may be waived. For the purposes of this Section, the intervening lots/parcels, roads, or other substantial
improvements shall be found to:
i. Separate the subject upland property from the water body due to their height or width; and
ii. Substantially prevent or impair delivery of most ecological functions from the subject upland property
to the water body.
i. Vegetation Management: Vegetation adjacent to water bodies in the shoreline shall be managed to provide
the maximum ecological functions feasible, in accordance with these standards:
i. Streams and lakes with buffer areas that are largely undisturbed native vegetation shall be retained
except where the buffer is to be enhanced or where alteration is allowed in conformance with this Section
for a specific development proposal.
ii. In the absence of a development proposal, existing, lawfully established landscaping and gardens within
a buffer may be maintained in their existing condition including but not limited to mowing lawns,
weeding, removal of noxious and invasive species, harvesting and replanting of garden crops, pruning and
replacement planting of ornamental vegetation or indigenous native species to maintain the condition and
appearance of such areas as they existed prior to adoption of this Code, provided this does not apply to
areas previously established as native growth protection areas, mitigation sites, or other areas protected via
conservation easements or similar restrictive covenants.
iii. Removal of noxious weeds and/or invasive species may be allowed without permit review in any
buffer area; provided, that removal consists of physical uprooting or chemical treatment of individual
plants or shallow excavation of no more than one thousand (1,000) square feet of dense infestations.
iv. Removal or pruning of dangerous trees located in a buffer requires a routine vegetation management
permit.
v. New development or redevelopment of nonconforming uses shall develop and implement a vegetation
management plan that complies with the standards of this Code. Unless otherwise provided, a vegetation
management plan shall preserve, enhance or establish native vegetation within the buffer. If a low impact
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 275/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
development stormwater system is proposed in accordance with subsection E11div(f) of this Section, it
must be included in the vegetation management plan. When required, vegetation management plans shall
be prepared by a qualified professional; provided, that the Administrator may establish prescriptive
standards for vegetation conservation and management as an alternative to requiring a specific plan for a
development. Vegetation management plans shall describe actions that will be implemented to ensure that
buffer areas provide ecological functions equivalent to a dense native vegetation community to the extent
possible. Required vegetation shall be maintained over the life of the use and/or development. For private
development a conservation easement or similar recorded legal restriction shall be recorded to ensure
preservation of the vegetation conservation and management area.
vi. The Administrator may approve, in cases of redevelopment or alteration of existing single family
residential lots, a vegetation management plan that does not include large native trees, if such trees would
block more than thirty percent (30%) of existing water views allowed from the existing residence on a lot.
Native vegetation consisting of groundcover, shrubs and small trees shall be provided to provide as many
of the vegetation functions feasible. This provision shall not apply to new lots created by subdivision or
other means.
j. Documentation:
i. Provisions of subsection F1 of this Section, Vegetation Conservation, as they pertain to existing single
family residences and lots, determinations and evidence shall be included in the application file.
ii. For all development requiring a Shoreline Substantial Development Permit, findings and determinations
regarding the application of increased or reduced buffer width shall be included as specific findings in the
permit.
k. Off-Site Vegetation Conservation Fund: The City shall provide a fund for off-site provision of areas for
vegetation conservation. The Administrator shall assess charges to new development that has been granted a
shoreline variance because the buffer requirement under subsection D7a of this Section, Shoreline Bulk
Standards, or as modified under subsection F1 of this Section, Vegetation Conservation, cannot be met on -site.
The Administrator shall also assess charges to existing development subject to major alteration in which on -site
shoreline stabilization mitigation, if required, is infeasible according to RMC 4 -10-095F, Partial and Full
Compliance, Alteration of an Existing Structure or Site. Credit shall be given for areas of buffer on the
shoreline provided by development. Expenditures from such a fund for provision of areas where the functions
of shoreline vegetation conservation would be provided shall be in accordance with the restoration plan or other
watershed and aquatic habitat conservation plans and shall be spent within the WRIA in which the assessed
property is located.
l. Vegetation Conservation Buffer Standards by Reach: The following table identifies the performance
standards for maintenance and restoration of the buffer and shall be applied if required by the use regulations or
development standards of the Shoreline Master Program.
Table 4-3-090F1l – Vegetation Conservation Standards by Reach
SHORELINE REACH Vegetation Conservation Objectives
Lake Washington
Lake Washington Reach A
and B
This developed primarily single family area provides primarily lawn and ornamental vegetation at the shoreline.
Opportunities to limit ongoing adverse impacts shall be implemented through providing for native vegetation in
buffers adjacent to the water based on the standards related to lot depth together with replacement of shoreline
armoring with soft shoreline protection incorporating vegetation.
Lake Washington Reach C If areas redevelop, the full one hundred foot (100') buffer of native vegetation shall be provided, except where
water-dependent uses are located. Buffer averaging, pursuant to subsection F1f of this Section, may be used if
consistent with a NOAA Natural Resources Damage Settlement and approved by the U.S. EPA and the National
Marine Fisheries Service.
Lake Washington Reach D This developed primarily single family area provides primarily lawn and ornamental vegetation at the shoreline.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 276/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SHORELINE REACH Vegetation Conservation Objectives
and E Opportunities to limit ongoing adverse impacts shall be implemented through providing for native vegetation in
buffers adjacent to the water based on the standards related to lot depth together with replacement of shoreline
armoring with soft shoreline protection incorporating vegetation.
Lake Washington Reach F Enhancement of native riparian vegetation shall be implemented as part of park management, balanced with
opportunities to provide public visual and physical access to the shoreline. The City may fund shoreline
enhancement through fees paid for off-site mitigation from development elsewhere on Lake Washington.
Lake Washington Reach G Enhancement of native riparian vegetation shall be implemented as part of park management, while recognizing
that this portion of the park is oriented primarily to opportunities to provide public visual and physical access to
the shoreline including over-water structures, supporting concessions, boat launch and public beach facilities.
Lake Washington Reach H Buffers for vegetation management are not required in this reach. This site has an approved Master Site Plan that
includes significant public access. Opportunities for public access along the waterfront and the development of
water-oriented uses are the designated priorities for this reach.
Lake Washington Reach I The area of vegetation on public aquatic lands should be enhanced in the short term. Upon redevelopment,
vegetation buffers shall be extended into the site adjacent to vegetated areas along the shoreline. Vegetation
restoration shall be balanced with public access and water-oriented use on the balance of the site. Public access
shall not impact any restored lands on this site.
Lake Washington Reach J Enhanced riparian vegetation shall be provided in a manner consistent with maintaining aviation safety as part of
airport management.
Lake Washington Reach K Redevelopment of multi-family sites shall provide vegetation buffers at the full standard, with possible
employment of provisions for averaging or reduction. Single family development in this reach provides primarily
lawn and ornamental vegetation at the shoreline. Opportunities to limit ongoing adverse impacts shall be
implemented through providing for native vegetation in buffers adjacent to the water based on the standards
related to lot depth together with replacement of shoreline armoring with soft shoreline protection incorporating
vegetation.
May Creek
May Creek A This developed as a residential area and opportunities to limit impacts shall be implemented through providing
for native vegetation in buffers adjacent to the water based on the standards related to lot depth together shoreline
protection incorporating vegetation.
May Creek B Full standard native vegetation buffers shall be provided with development of this property.
May Creek C and D Full standard native vegetation buffers shall be provided on this reach with existing private lots, subject to buffer
standards related to lot depth, together with replacement of shoreline armoring with soft shoreline protection
incorporating vegetation.
Cedar River
Cedar River A Enhancement of native riparian vegetation shall be implemented as part of park management, balanced with
needs of flood control levees and opportunities to provide public visual and physical access to the shoreline.
Cedar River B Enhancement of native riparian vegetation shall be implemented as part of flood control management programs
that may be integrated with opportunities to provide public visual and physical access to the shoreline.
Vegetation management and public access should be addressed in a comprehensive management plan prior to
issuance of shoreline permits for additional flood management activities. This developed single family area shall
implement vegetation management based on the standards related to lot depth together with replacement of
shoreline armoring with soft shoreline protection incorporating vegetation as provided for alteration of
nonconforming uses, structures, and sites.
Cedar River C Enhancement of native riparian vegetation shall be implemented as part of management of public parks. Full
standard native vegetation buffers should be maintained on the public open space on the south side of the river,
subject to existing trail corridors and other provisions for public access. Enhancement of native riparian
vegetation within the standard or modified buffers shall be provided upon redevelopment of the north shore,
except in areas where public/community access is provided. The vegetation conservation buffer may be designed
to incorporate floodplain management features including floodplain compensatory storage.
Cedar River D Full standard native vegetation buffers shall be provided on this reach with existing private lots subject to buffer
standards related to lot depth together with replacement of shoreline armoring with soft shoreline protection
incorporating vegetation.
Green River
Green River Reach A Full standard native vegetation buffers shall be provided with redevelopment of this property in this reach,
balanced with provisions for public access. Vegetation conservation within railroad rights -of-way shall not be
required within areas necessary for railway operation. Vegetation preservation and enhancement should be
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 277/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SHORELINE REACH Vegetation Conservation Objectives
encouraged in areas of railroad right-of-way not devoted to transportation uses. Expansion of railroad facilities
may require specific vegetation preservation and enhancement programs, consistent with the standards of the
Shoreline Master Program.
Black River/Springbrook Creek
Black River/Springbrook A Public open space that exceeds buffer standards should be maintained and native vegetation enhanced. Full
standard buffers should be provided upon redevelopment of adjacent land, recognizing the constraints of existing
transportation and public facilities.
Springbrook B Full standard buffers should be provided upon redevelopment of adjacent land, recognizing the constraints of
existing transportation and public facilities.
Springbrook C and D Vegetation enhancement should be implemented within the drainage district channels in conjunction with
management plans including adjustments to channel dimensions to assure continued flood capacity with the
additional hydraulic roughness provided by vegetation. Full standard vegetated buffers should be provided upon
redevelopment of adjacent land presuming revegetation of the stream channel. Vegetation management should
retain a continuous trail system that may be relocated further from the stream edge.
Lake Desire
Lake Desire This developed primarily single family area provides primarily lawn and ornamental vegetation at the shoreline.
Opportunities to limit ongoing adverse impacts should be implemented through providing for native vegetation in
buffers adjacent to the water based on the standards related to lot depth together with replacement of shoreline
armoring with soft shoreline protection incorporating vegetation. Shoreline vegetation enhancement should take
place at the WDFW boat launching site balancing values of riparian vegetation with public access. Existing
shoreline vegetation in the publicly owned natural areas should be preserved with some accommodation for
interpretive access to the water as a part of park management plans, subject to the primary objective of protecting
ecological functions.
(Ord. 5976, 8-3-2020)
2. Landfill and Excavation:
a. General Provisions: Landfill and excavation shall only be permitted in conjunction with an approved use or
development and allowed with assurance of no net loss of shoreline ecological functions. Excavation below the
OHWM is considered “dredging” and is addressed in a separate section.
b. Criteria for Allowing Landfills and Excavations Below Ordinary High Water Mark: Landfills and
excavations shall generally be prohibited below the OHWM, except for the following activities, and in
conjunction with documentation of no net loss of ecological functions as documented in appropriate technical
studies:
i. Beach or aquatic substrate replenishment in conjunction with an approved ecological restoration
activity;
ii. Replenishing sand on public and private community beaches;
iii. Alteration, maintenance and/or repair of existing transportation facilities and utilities currently located
within shoreline jurisdiction, when alternatives or less impacting approaches are not feasible;
iv. Construction of facilities for public water -dependent uses or public access; when alternatives or less
impacting approaches are not feasible; and provided, that filling and/or excavation are limited to the
minimum needed to accommodate the facility;
v. Activities incidental to the construction or repair of approved shoreline protection facilities, or the repair
of existing shoreline protection facilities;
vi. Approved flood control projects;
vii. In conjunction with a stream restoration program including vegetation restoration; and
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 278/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
viii. Activities that are part of a remedial action plan approved by the Department of Ecology pursuant to
the Model Toxics Control Act, the Comprehensive Environmental Response, Compensation, and Liability
Act (CERCLA), or otherwise authorized by the Department of Ecology, U.S. Army Corps of Engineers, or
other agency with jurisdiction, after review of the proposed fill for compliance with the policies and
standards of the Shoreline Master Program.
c. Review Standards: All landfills and excavations shall be evaluated in terms of all of the following standards:
i. The overall value to the public of the results of the fill or excavation site as opposed to the value of the
shoreline in its existing state as well as evaluation of alternatives to fill that would achieve some or all of
the objectives of the proposal.
ii. Effects on ecological functions including, but not limited to, functions of the substrate of streams and
lakes and effects on aquatic organisms, including the food chain, effects on vegetation functions, effects
on local currents and erosion and deposition patterns, effects on surface and subsurface drainage, and
effects on flood waters.
iii. Whether shoreline stabilization will be necessary to protect materials placed or removed and whether
such stabilization meets the policies and standards of the Shoreline Master Program.
iv. Whether the landfill or excavation will adversely alter the normal flow of flood water, including
obstructions of flood overflow channels or swales, after taking into account any compensating flood
storage provided by the proposal.
v. Whether public or tribal rights to the use and enjoyment of the shoreline and its resources and amenities
are impaired.
d. Performance Standards: Performance standards for fill and excavation include:
i. Disturbed areas shall be immediately stabilized and revegetated to avoid or minimize erosion and
sedimentation impacts, both during initial work and over time. Natural and self -sustaining control methods
are preferred over structures.
ii. Landfills and excavation shall be designed to blend physically and visually with existing topography.
e. Shoreline Conditional Use Required: All fill and excavation waterward of the OHWM not associated with
ecological restoration, flood control or approved shoreline stabilization shall require a Shoreline Conditional
Use Permit.
3. Dredging:
a. General: Dredging and dredge material disposal, when permitted, shall be done in a manner which avoids or
minimizes significant ecological impacts. Impacts which cannot be avoided should be mitigated in a manner
that assures no net loss of shoreline ecological functions.
b. Dredging Limited: Dredging is permitted only in cases where the proposal, including any necessary
mitigation, will result in no net loss of shoreline ecological functions and is limited to the following:
i. Establishing, expanding, relocating or reconfiguring navigation channels and basins where necessary to
assure safe and efficient accommodation of existing navigational uses. Maintenance dredging of
established navigation channels and basins shall be restricted to maintaining previously dredged and/or
existing authorized location, depth, and width.
ii. For flood control purposes, when part of a publicly adopted flood control plan.
iii. For restoration or enhancement of shoreline ecological functions benefiting water quality and/or fish
and wildlife habitat and approved by applicable local, State and Federal agencies.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 279/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iv. For development of approved water-dependent uses provided there are no feasible alternatives.
v. Dredging may be permitted where necessary for the development and maintenance of public shoreline
parks and of private shorelines to which the public is provided access. Dredging may be permitted where
additional public access is provided.
vi. Maintenance dredging for access to existing legally established boat moorage slips including public
and commercial moorage and moorage accessory to single family residences; provided, that dredging shall
be limited to maintaining the previously dredged and/or existing authorized location, depth, and width.
Dredging shall be disallowed to maintain depths of existing private moorage where it results in a net loss
of ecological functions.
vii. Minor trenching to allow the installation of necessary underground pipes or cables if no alternative,
including boring, is feasible, and:
(a) Impacts to fish and wildlife habitat are avoided to the maximum extent possible.
(b) The utility installation shall not increase or decrease the natural rate, extent, or opportunity of
channel migration.
(c) Appropriate best management practices are employed to prevent water quality impacts or other
environmental degradation.
viii. Dredging is performed pursuant to a remedial action plan approved under authority of the Model
Toxics Control Act, the Comprehensive Environmental Response, Compensation, and Liability Act
(CERCLA), or pursuant to other authorization by the Department of Ecology, U.S. Army Corps of
Engineers, or other agency with jurisdiction, after review of the proposed materials for compliance with
the policies and standards of the Shoreline Master Program.
ix. Dredging is necessary to correct problems of material distribution and water quality, when such
problems are adversely affecting aquatic life or recreational areas.
c. Dredging Prohibited: Dredging shall be prohibited in the following cases:
i. Dredging shall not be performed within the deltas of the Cedar River and May Creek except for
purposes of ecological restoration, for public flood control projects, for water -dependent public facilities,
or for limited maintenance dredging in conformance with this Section.
ii. Dredging is prohibited solely for the purpose of obtaining fill or construction material. Dredging which
is not directly related to those purposes permitted in subsection F3b of this Section is prohibited.
iii. Dredging for new moorage is prohibited.
iv. Dredging may not be performed to maintain facilities established for water-dependent uses in cases
where the primary use is discontinued unless the facility meets all standards for a new water -dependent
use.
v. Dredging of public aquatic lands is prohibited unless approval is granted from the Washington State
Department of Natural Resources.
d. Review Criteria:
i. New development, including the development of associate piers and docks, should be sited and designed
to avoid or, if that is not possible, to minimize the need for new and maintenance dredging. Where
alternatives such as the utilization of shallow access to mooring buoys is feasible, such measures shall be
used.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 280/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. All proposed dredging operations shall be designed by an appropriate State-licensed professional
engineer. A stamped engineering report and an assessment of potential impacts on ecological functions
shall be prepared by qualified consultants and shall be submitted to the Renton Planning Division as part
of the application for a shoreline permit.
iii. The responsibility rests solely with the applicant to demonstrate the necessity of the proposed dredging
operation.
iv. The responsibility rests solely with the applicant to demonstrate that:
(a) There will be no net loss of ecological functions including but not limited to adverse effect on
aquatic species including fish migration.
(b) There will be no adverse impact on recreational areas or public recreation enjoyment of the water.
v. Adjacent Bank Protection:
(a) When dredging bottom material of a body of water, the banks shall not be disturbed unless
absolutely necessary. The responsibility rests with the applicant to propose and carry out practices to
protect the banks.
(b) If it is absolutely necessary to disturb the adjacent banks for access to the dredging area, the
responsibility rests with the applicant to propose and carry out a method of restoration of the disturbed
area to a condition minimizing erosion and siltation.
vi. Avoidance of Adverse Effects: The responsibility rests with the applicant to demonstrate the proposed
dredging will avoid conditions that may adversely affect adjacent properties including:
(a) Creating a nuisance to the public or nearby activity.
(b) Damaging property in or near the area.
(c) Causing substantial adverse effect to plant, animal, aquatic or human life in or near the area.
(d) Endangering public safety in or near the area.
vii. The applicant shall demonstrate control of contamination and pollution to water, air, and ground
through specific operation and mitigation plans.
viii. Disposal of Dredge Material: The applicant shall demonstrate that the disposal of dredged material
will not result in net loss of ecological functions or adverse impacts to properties adjacent to the disposal
site.
(a) The applicant shall provide plans for the location and method of disposing of all dredged material.
(b) Dredged material shall not be deposited in a lake, stream, or marine water except if approved as
habitat enhancement or other beneficial environmental mitigation as part of ecological restoration, a
contamination remediation project approved by appropriate State and/or Federal agencies, or is
approved in accordance with the Puget Sound Dredged Disposal Analysis evaluation procedures for
managing in-water-disposal of dredged material by applicable agencies, which may include the U.S.
Army Corps of Engineers pursuant to Section 10 (Rivers and Harbors Act) and Section 404 (Clean
Water Act) permits, and Washington State Department of Fish and Wildlife hydraulic project approval.
(c) In no instance shall dredged material be stockpiled in a shoreland area that would result in the
clearing of native vegetation. Temporary stockpiling of dredged material is limited to one hundred
eighty (180) days.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 281/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(d) If the dredged material is contaminant or pollutant in nature, the applicant shall propose and carry
out a method of disposal that complies with all regulatory requirements.
(e) Permanent land disposal shall demonstrate that:
(1) Shoreline ecological functions will be preserved, including protection of surface water and
groundwater.
(2) Erosion, sedimentation, flood waters or runoff will not increase adverse impacts to shoreline
ecological functions or property.
(3) Sites will be adequately screened from view of local residents or passersby on public rights -of-way.
(4) The site is not located within a channel migration zone.
e. Shoreline Conditional Use Required: Dredging shall require a shoreline conditional use unless associated
with existing water-dependent uses, habitat enhancement, a remedial action plan approved under the authority
of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) or the Model
Toxics Control Act, or public recreation facilities or uses.
4. Shoreline Stabilization:
a. General Criteria for New or Expanded Shoreline Stabilization Structures:
i. Avoidance of Need for Stabilization: The need for future shoreline stabilization should be avoided to the
extent feasible for new development. New development on steep slopes or bluffs shall be set back
sufficiently to ensure that shoreline stabilization is unlikely to be necessary during the life of the structure,
as demonstrated by a geotechnical analysis.
ii. Significant Impact to Other Properties Prohibited: The need for shoreline stabilization shall be
considered in the determination of whether to approve new water -dependent uses. Development of new
water-dependent uses that would require shoreline stabilization which causes significant impacts to
adjacent or down-current properties and shoreline areas should not be allowed.
iii. Shoreline Stabilization Alternatives Hierarchy: Structural shoreline stabilization measures should be
used only when more natural, flexible, nonstructural methods such as vegetative stabilization, beach
nourishment and bioengineering have been determined infeasible. Alternatives for shoreline stabilization
should be based on the following hierarchy of preference:
(a) No action (allow the shoreline to retreat naturally), increase building setbacks, and relocate
structures.
(b) Flexible defense works constructed of natural materials including measures such as soft shore
protection, bioengineering, including beach nourishment, protective berms, or vegetative stabilization.
(c) Flexible defense works, as described above, with rigid works, as described below, constructed as a
protective measure at the buffer line.
(d) A combination of rigid works, as described below, and flexible defense works, as described above.
(e) Rigid works constructed of artificial materials such as riprap or concrete.
iv. Limited New Shoreline Stabilization Allowed: New structural stabilization measures shall not be
allowed except when necessity is demonstrated in one of the following situations:
(a) To protect existing primary structures:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 282/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(1) New or enlarged structural shoreline stabilization measures for an existing primary structure,
including residences, should not be allowed unless there is conclusive evidence, documented by a
geotechnical analysis, that the structure is in danger from shoreline erosion caused by currents, or
waves within three (3) years, or where waiting until the need is immediate would prevent the
opportunity to use measures that avoid impacts on ecological functions. Normal sloughing, erosion of
steep bluffs, or shoreline erosion itself, without a scientific or geotechnical analysis, is not
demonstration of need. The geotechnical analysis should evaluate on -site drainage issues and address
drainage problems away from the shoreline edge before considering structural shoreline stabilization if
on-site drainage is a cause of shoreline instability at the site in question.
(2) The shoreline stabilization is evaluated by the hierarchy in subsection F4aiii of this Section.
(3) The shoreline stabilization structure will not result in a net loss of shoreline ecological functions.
(4) Measures to reduce shoreline erosion in a channel migration zone (CMZ) require a geomorphic
assessment by a Washington-licensed geologist with engineering geology or hydrogeology specialty
license plus experience in conducting fluvial geomorphic assessments. Erosion control measures are
only allowed if it is demonstrated that: the erosion rate exceeds that which would normally occur in a
natural condition; the measure does not interfere with fluvial hydrological and geomorphologic
processes normally acting in natural conditions; and the measure includes appropriate mitigation of
impacts to ecological functions associated with the stream.
(b) New Development: In support of new development when all six (6) of the conditions listed below
apply and are documented by a geotechnical analysis:
(1) The erosion is not being caused by upland conditions, such as the loss of vegetation and drainage.
(2) Nonstructural measures, such as placing the development further from the shoreline, planting
vegetation, or installing on-site drainage improvements, are not feasible or not sufficient.
(3) The need to protect primary structures from damage due to erosion is demonstrated through a
geotechnical report. The damage must be caused by natural processes, such as currents and waves.
(4) The shoreline stabilization structure is evaluated by the hierarchy in subsection F4aiii of this
Section.
(5) The shoreline stabilization structure together with any compensatory mitigation proposed by the
applicant and/or required by regulatory agencies is not expected to result in a net loss of shoreline
ecological functions.
(6) The proposed new development is not located in a channel migration zone (CMZ).
(c) Restoration and Remediation Projects: To protect projects for the restoration of ecological
functions or hazardous substance remediation projects pursuant to chapter 70.105D RCW when both of
the conditions below apply and are documented by a geotechnical analysis:
(1) The shoreline stabilization structure together with any compensatory mitigation proposed by the
applicant and/or required by regulatory agencies is not expected to result in a net loss of shoreline
ecological functions.
(2) The shoreline stabilization structure is evaluated by the hierarchy in subsection F4aiii of this
Section.
(d) Protect Navigability: To protect the navigability of a designated harbor area when necessity is
demonstrated in the following manner by a geotechnical report:
(1) Nonstructural measures, planting vegetation, or installing on -site drainage improvements, are not
feasible or not sufficient.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 283/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(2) The shoreline stabilization structure together with any compensatory mitigation proposed by the
applicant and/or required by regulatory agencies is not expected to result in a net loss of shoreline
ecological functions.
(3) The shoreline stabilization structure is evaluated by the hierarchy in subsection F4aiii of this
Section.
v. Content of Geotechnical Report: Geotechnical analysis pursuant to this Section that addresses the need
to prevent potential damage to a primary structure shall address the necessity for shoreline stabilization by
estimating time frames and rates of erosion and report on the urgency associated with the specific
situation. The geotechnical analysis shall evaluate the need and effectiveness of both hard and soft
armoring solutions in preventing potential damage to a primary structure. Consideration should be given to
permit requirements of other agencies with jurisdiction.
vi. Stream Bank Protection Required: New or expanded shoreline stabilization on streams should assure
that such structures do not unduly interfere with natural stream processes. The Administrator shall review
the proposed design for consistency with State guidelines for stream bank protection as it relates to local
physical conditions and meet all applicable criteria of the Shoreline Master Program, subject to the
following:
(a) A geotechnical analysis of stream geomorphology both upstream and downstream shall be
performed to assess the physical character and hydraulic energy potential of the specific stream reach
and adjacent reaches upstream or down, and assure that the physical integrity of the stream corridor is
maintained, that stream processes are not adversely affected, and that the revetment will not cause
significant damage to other properties or valuable shoreline resources.
(b) Revetments or similar hard structures are prohibited on point and channel bars, and in salmon and
trout spawning areas, except for the purpose of fish or wildlife habitat enhancement or restoration.
(c) Revetments or similar hard structures shall be placed landward of associated wetlands unless it can
be demonstrated that placement waterward of such features would not adversely affect ecological
functions.
(d) Revetments or similar structures shall not be developed on the inside bend of channel banks in a
stream except to protect public works, railways and existing structures.
(e) Revetments shall be designed in accordance with WDFW stream bank protection guidelines.
(f) Groins, weirs and other in-water structures may be authorized only by Shoreline Conditional Use
Permit, except for those structures installed to protect or restore ecological functions, such as woody
debris installed in streams. A geotechnical analysis of stream geomorphology both upstream and
downstream shall document that alternatives to in-water structures are not feasible. Documentation
shall establish impacts on ecological functions that must be mitigated to achieve no net loss. (Ord.
5976, 8-3-2020)
b. Design Criteria for New or Expanded Shoreline Stabilization Structures: When any structural shoreline
stabilization measures are demonstrated to be necessary, the following design criteria shall apply:
i. Professional Design Required: Shoreline stabilization measures shall be designed by a qualified
professional. Certification by the design professional may be required to ensure that installation meets all
design parameters.
ii. General Requirements: The size of stabilization measures shall be limited to the minimum necessary.
Use measures shall be designed to assure no net loss of shoreline ecological functions. Soft approaches
shall be used unless demonstrated not to be sufficient to protect primary structures, dwellings, and
businesses or to meet resource agency permitting conditions.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 284/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iii. Restriction of Public Access Prohibited: Publicly financed or subsidized shoreline erosion control
measures shall be ensured to not restrict appropriate public access to the shoreline except where such
access is determined to be infeasible because of incompatible uses, safety, security, or harm to ecological
functions. See public access provisions; WAC 173 -26-221(4). Where feasible, ecological restoration and
public access improvements shall be incorporated into the project.
iv. Restriction of Navigation Prohibited: Shoreline stabilization should not be permitted to unnecessarily
interfere with public access to public shorelines, nor with other appropriate shoreline uses including, but
not limited to, navigation, public or private recreation and Indian treaty rights.
v. Aesthetic Qualities to Be Maintained: Where possible, shoreline stabilization measures shall be
designed so as not to detract from the aesthetic qualities of the shoreline.
vi. Public Access to Be Incorporated: Required restoration and/or public access should be incorporated
into the location, design and maintenance of shoreline stabilization structures for public or quasi -public
developments whenever safely compatible with the primary purpose. Shore stabilization on publicly
owned shorelines should not be allowed to decrease long -term public use of the shoreline.
c. Existing Shoreline Stabilization Structures: Existing shoreline stabilization structures not in compliance
with this Code may be retained, repaired, or replaced if they meet the applicable criteria below:
i. Repair of Existing Structures: An existing shoreline stabilization structure may be repaired as long as it
serves to perform a shoreline stabilization function for a legally established land use, but shall be subject
to the provisions below if the land use for which the shoreline stabilization structure was constructed is
abandoned per RMC 4-10-060, Nonconforming Uses, or changed to a new use.
ii. Additions to Existing Structures: Additions to or increases in size of existing shoreline stabilization
measures shall be considered new structures.
iii. Changes in Land Use: An existing shoreline stabilization structure established to serve a use that has
been abandoned per RMC 4-10-060, Nonconforming Uses, discontinued, or changed to a new use may be
retained or replaced with a similar structure if:
(a) There is a demonstrated need documented by a geotechnical analysis to protect principal uses or
structures from erosion caused by currents or waves; and
(b) An evaluation of the existing shoreline stabilization structure in relation to the hierarchy of
shoreline stabilization alternatives established in subsection F4aiii of this Section shows that a more
preferred level of shoreline stabilization is infeasible. In the case of an existing shoreline stabilization
structure composed of rigid materials, if alternatives (a) through (c) of the hierarchy in subsection
F4aiii of this Section would be infeasible then the existing shoreline stabilization structures could be
retained or replaced with a similar structure.
iv. Waterward Replacement Prohibited for Structures Protecting Residences: Replacement walls or
bulkheads, if allowed, shall not encroach waterward of the ordinary high -water mark or existing structure
unless the residence was occupied prior to January 1, 1992, and there are overriding safety or
environmental concerns. In such cases, the replacement structure shall abut the existing shoreline
stabilization structure.
v. Restoration and Maintenance of Soft Shorelines Allowed: Soft shoreline stabilization measures that
provide restoration of shoreline ecological functions may be permitted waterward of the ordinary
high-water mark. Replenishment of substrate materials to maintain the specifications of the permitted
design may be allowed as maintenance.
vi. No Net Loss: Where a net loss of ecological functions associated with critical habitats would occur by
leaving an existing structure that is being replaced, the structure shall be removed as part of the
replacement measure.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 285/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Flood Control:
a. Permitted Flood Control Projects: Flood control works shall be permitted when it is demonstrated by
engineering and scientific evaluations that:
i. They are necessary to protect health, safety and/or existing development;
ii. Nonstructural flood hazard reduction measures are infeasible; and
iii. Measures are consistent with an adopted comprehensive flood hazard management plan that evaluates
cumulative impacts to the watershed system.
b. Prohibited Flood Control Projects: New or expanding development or uses in the shoreline, including
subdivision of land, that would likely require new structural flood control works within a stream, channel
migration zone, or floodway shall not be allowed.
c. Long-Term Compatibility: New or expanded flood control works and in-stream structures should be
planned and designed to be compatible with appropriate multiple uses of stream resources over the long term,
especially in shorelines of Statewide significance.
d. Criteria for Allowing Flood Control Projects: New flood control works should only be allowed in the
shoreline if they are necessary to protect existing development and where nonstructural flood hazard reduction
measures are infeasible.
e. Native Vegetation: Flood control works should incorporate native vegetation to the extent feasible to
enhance ecological functions, create a more natural appearance, improve ecological functions, and provide
more flexibility for long-term shoreline management.
f. Consideration of Alternatives: To minimize flood damages and to maintain natural resources associated
with streams, overflow corridors and other alternatives to traditional bank levees, revetments and/or dams shall
be considered. Setback levees and similar measures should be employed where they will result in lower flood
peaks and velocities, and more effective conservation of resources than with high bank levees. On Cedar River
Reach D, setting back existing levees to provide for enhanced natural stream processes may be pursued when
adequate provisions are made for protecting existing public and private uses.
g. Public Access Required: Flood control works shall provide access to public shorelines whenever possible,
unless it is demonstrated that public access would cause unavoidable public health and safety hazards, security
problems, unmitigatable ecological impacts, unavoidable conflicts with proposed uses, or unreasonable cost. At
a minimum, flood control works should not decrease public access or use potential of shorelines.
6. Stream Alteration:
a. Definition of Stream Alteration: Stream alteration is the relocation or change in the flow of a river, stream
or creek.
b. Alterations to Be Minimized: Stream alteration shall be minimized, and when allowed should change
natural stream processes as little as possible.
c. Allowed if No Feasible Alternative: Unless otherwise prohibited by subsection E10 of this Section,
Transportation, and subsection E11 of this Section, Utilities, stream alteration may be allowed for
transportation and utility crossings and in-stream structures only where there is no feasible alternative.
d. Allowed for Flood Hazard Reduction: Stream alteration may be permitted if it is part of a public flood
hazard reduction program or a habitat enhancement project approved by appropriate State and/or Federal
agencies.
e. Prohibited Alterations: Stream alteration solely for the purpose of enlarging the developable portion of a
parcel of land or increasing the economic potential of a parcel of land is prohibited.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 286/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
f. Detriment to Adjacent Parcels Prohibited: Stream alteration is prohibited if it would be significantly
detrimental to adjacent parcels.
g. Applicant’s Responsibility: The applicant has the sole responsibility to demonstrate the necessity of the
proposal and compliance with the criteria of the Shoreline Master Program.
h. Professional Design Required: All proposed stream alterations shall be designed by an appropriately
State-licensed professional engineer. The design shall be submitted with a supplemental lake/stream study to
the Planning Division as part of the application.
i. Impacts to Aquatic Life to Be Minimized: The design, timing and the methods employed will have
minimal adverse effects on aquatic life, including minimizing erosion, sedimentation and other pollution during
and after construction.
j. Flow Levels to Be Maintained: The project must be designed so that the low flow is maintained and fish
escapement is provided for.
k. Conditional Use Permit Required in a Channel Migration Zone (CMZ): Stream alterations within a
channel migration zone require a Shoreline Conditional Use Permit. (Ord. 5976, 8 -3-2020; Ord. 5633,
10-24-2011)
4-3-095 (Deleted by Ord. 5286, 5-14-2007)
4-3-100 URBAN DESIGN REGULATIONS:
A. PURPOSE:
1. These urban design regulations are established in accordance with and to implement policies established in the
Land Use Element of the Comprehensive Plan. These standards are divided into seven (7) areas:
a. Site design and building location;
b. Parking and vehicular access;
c. Pedestrian environment;
d. Recreation Areas and Common Open Space;
e. Building Architectural Design;
f. Signage;
g. Lighting.
2. This Section lists elements that are required to be included in all development in the zones stated in subsection B1
of this Section. Each element includes an intent statement, guidelines, and standards. In order to provide
predictability, standards are provided. These standards specify a prescriptive manner in which the requirement can
be met. In order to provide flexibility, guidelines are also stated for each element. The guidelines and the intent
statement provide direction for those who seek to meet the required element in a manner that is different from the
standards.
a. The determination as to the satisfaction of the requirement through the use of the guidelines and the intent
statement is to be made by the Community and Economic Development Administrator.
b. If the Administrator determines that an alternative to the prescriptive standard meets the applicable
guidelines and intent, the applicant shall not be required to demonstrate compliance with the standard. (Ord.
5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord. 5355, 2-25-2008; Ord. 5531, 3-8-2010;
Ord. 5572, 11-15-2010; Ord. 5676, 12-3-2012; Ord. 5759, 6-22-2015)
B. APPLICABILITY AND CONFLICTS:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 287/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Applicability:
a. The following development activities shall be required to comply with the provisions of this Section:
i. All subdivisions including short plats;
ii. All new structures;
iii. Conversion of vacant land (e.g., to parking or storage lots);
iv. Conversion of a residential use to a nonresidential use, or the conversion of a nonresidential use to a
residential use;
v. Re-use of a nonconforming structure, for any purpose, that has been vacant for more than one year;
vi. Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the
design requirements for the new portion of the structure, sign, or site improvement.
b. Any of the activities listed in subsection B1a of this Section and occurring in the following overlay areas or
zones shall be required to comply with the provisions of this Section:
i. District ‘A’: All areas zoned Center Downtown (CD).
ii. District ‘B’: All areas zoned Residential Multi-Family (RMF), and assisted living and convalescent
centers within the Resource Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6
(R-6), Residential-8 (R-8), Residential-10 (R-10), Residential-14 (R-14), and Residential Manufactured
Home Park (RMH) zones.
iii. District ‘C’: All areas zoned Urban Center (UC) or Commercial Office Residential (COR).
iv. District ‘D’: All areas zoned Center Village (CV), Commercial Arterial (CA), Commercial
Neighborhood (CN), or Commercial Office (CO), except for those properties included in the Automall
District and used for small vehicle sales or a secondary use identified in RMC 4 -3-040C1, Uses Permitted
in the Renton Automall District. (Ord. 5572, 11-15-2010; Ord. 5675, 12-3-2012; Ord. 5743, 1-12-2015;
Ord. 5759, 6-22-2015; Ord. 5839, 6-12-2017; Ord. 5867, 12-11-2017)
2. Conflicts: Where there are conflicts between the design requirements in subsection E of this Section and other
sections of the Renton Municipal Code, the regulations of this Section shall prevail. (Amd. Ord. 4991, 12 -9-2002;
Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5191, 12-12-2005; Ord. 5286, 5-14-2007; Ord. 5331,
12-10-2007; Ord. 5355, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5437, 12-8-2008; Ord. 5518, 12-14-2009; Ord.
5531, 3-8-2010; Ord. 5649, 12-12-2011; Ord. 5952, 11-18-2019; Ord. 5964, 3-2-2020; Ord. 6045, 12-13-2021; Ord.
6090, 11-28-2022)
C. EXEMPTIONS:
The design regulations shall not apply to:
1. Interior Remodels: Interior remodels of existing buildings or structures provided the alterations do not modify
the building facade.
2. Aircraft Manufacturing: Structures related to the existing use of aircraft manufacturing in District ‘C.’ (Ord.
5124, 2-7-2005; Ord. 5286, 5-14-2007)
D. ADMINISTRATION:
1. Review Process: Applications subject to design regulations shall be processed as a component of the governing
land use process.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 288/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Authority: The Community and Economic Development Administrator shall have the authority to approve,
approve with conditions, or deny proposals based upon the provisions of the design regulations when no other
permit or approval requires Hearing Examiner review. Proposals will be considered on the basis of individual merit,
the overall intent of the minimum standards and guidelines, and creative design alternatives will be encouraged in
order to achieve the purposes of the design regulations. (Amd. Ord. 4991, 12 -9-2002; Ord. 5029, 11-24-2003; Ord.
5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord. 5676, 12-3-2012)
E. REQUIREMENTS:
1. Site Design and Building Location:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of
Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public
rights-of-way; and to encourage pedestrian activity.
BUILDING LOCATION AND ORIENTATION
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for
pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings,
parking areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and
pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural
light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standards:
Districts A,
B, and D
All of the following are required:
1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open
space (except parking areas) shall be considered when siting structures.
2. Buildings shall be oriented to the street with clear connections to the sidewalk.
3. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard.
4. Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping
between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents’ privacy.
5. Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator may allow
facades that do not feature a pedestrian orientation; if so, substantial landscaping between the sidewalk and building
shall be provided. Such landscaping shall be at least thirty feet (30') in width as measured from the sidewalk.
District C
All of the following are required:
1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open
space (except parking areas) shall be considered when siting structures.
2. Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature “pedestrian-oriented facades,” and
have clear connections to the sidewalk (illustration below).
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 289/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator may allow
facades that do not feature a pedestrian orientation; if so, substantial landscaping between the sidewalk and building
shall be provided. Such landscaping shall be at least thirty feet (30') in width as measured from the sidewalk
(illustration below).
4. Residential and mixed-use buildings containing street-level residential uses and single-purpose residential buildings
shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping
between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents’ privacy.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 290/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
BUILDING ENTRIES
Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian n ature of the
fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features
that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be t he most visually
prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the
overall quality of the pedestrian experience on the site.
Standards:
All Districts
All of the following are required:
1. The primary entrance of each building shall be:
a. Located on the facade facing a street, shall be prominent, visible from the street, connected
by a walkway to the public sidewalk, and include human-scale elements; and
b. Made visibly prominent by incorporating architectural features such as a facade overhang,
trellis, large entry doors, and/or ornamental lighting (illustration below).
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 291/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or
landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below).
Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional
to the distance above ground level.
3. Building entries from a parking lot shall be subordinate to those related to the street.
4. Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space;
otherwise, screening or decorative features should be incorporated.
5. Multiple buildings on the same site shall direct views to building entries by providing a continuous network of
pedestrian paths and open spaces that incorporate landscaping.
6. Ground floor residential units that are directly accessible from the street shall include:
a. Entries from front yards to provide transition space from the street; or
b. Entries from an open space such as a courtyard or garden that is accessible from the street.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 292/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
TRANSITION TO SURROUNDING DEVELOPMENT
Intent: To shape redevelopment projects so that the character and value of Renton’s long -established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surround ing
development in terms of building height, bulk and scale.
Standards:
Districts A,
B, and D
At least one of the following design elements shall be used to promote a transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and
existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing
development.
Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk
and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards.
District C
Both of the following are required:
1. For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street),
applicants shall demonstrate how their project provides an appropriate transition to the long-established, existing
residential neighborhood south of North 6th Street known as the North Renton Neighborhood.
2. For properties located south of North 8th Street, east of Garden Avenue North, applicants must demonstrate how
their project appropriately provides transitions to existing industrial uses.
SERVICE ELEMENT LOCATION AND DESIGN
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas
away from pedestrian areas, and screening them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts
of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Serv ice areas not adjacent
to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition to or as part of service
enclosures.
Standards:
All Districts
All of the following are required:
1. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent
and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service
vehicles and convenient for tenant use.
2. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on
all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors
(illustration below).
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 293/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3).
4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip,
minimum three feet (3') wide, shall be located on three (3) sides of such facility.
GATEWAYS
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways
should be provided. While gateways should be distinctive within the context of the district, they should also be compatible w ith the district in
form and scale.
Guidelines: Development that occurs at gateways shall be distinguished with features that visually indicate to both pedestrians and vehic ular
traffic the uniqueness and prominence of their locations in the City. Examples of these types of features include monuments, public art, and
public plazas.
Standards:
Districts C
and D
All of the following are required:
1. Developments located at district gateways shall be marked with visually prominent features (illustration below).
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 294/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (illustration below).
3. Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 295/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
(Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016; Ord. 5952, 11-18-2019)
2. Parking and Vehicular Access:
Intent: To provide safe, convenient access; incorporate various modes of transportation, including public transit, in
order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while
encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by
maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district.
SURFACE PARKING
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large
areas of surface parking shall also be designed to accommodate future infill development.
Standards:
Districts A,
B, and D
Both of the following are required:
1. Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
2. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway
features as dictated by location.
District C
All of the following are required:
1. Parking shall be at the side and/or rear of a building and may not occur between the building and the street.
However, if due to the constraints of the site, parking cannot be provided at the side or rear of the building, the
Administrator may allow parking to occur between the building and the street. If parking is allowed to occur
between the building and the street, no more than sixty feet (60') of the street frontage measured parallel to the
curb shall be occupied by off-street parking and vehicular access.
2. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway
features as dictated by location.
3. Surface parking lots shall be designed to facilitate future structured parking and/or other infill development. For
example, provision of a parking lot with a minimum dimension on one side of two hundred feet (200') and one
thousand five hundred feet (1,500') maximum perimeter area. Exception: If there are size constraints inherent in
the original parcel.
STRUCTURED PARKING GARAGES
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and vis ually
integrate parking garages with other uses; and reduce the overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting bui ldings.
They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the prima ry building(s) should
be used to enhance garages.
Standards:
All Districts
All of the following are required:
1. Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of
seventy five percent (75%) of the building frontage width (illustration below).
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 296/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. The entire public facing facade shall be pedestrian-oriented. The Administrator may approve parking structures
that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at
least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten
feet (10') when abutting a primary arterial and/or minor arterial.
3. Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or
materials (illustration below).
4. The entry to the parking garage shall be located away from the primary street, to either the side or rear of the
building.
5. Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative
grilles, trellis with landscaping, or a combination of treatments.
6. The Administrator may allow a reduced setback where the applicant can successfully demonstrate that the
landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible
treatments to reduce the setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 297/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
VEHICULAR ACCESS
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb c uts to
pedestrian access on sidewalks shall be minimized.
Standards:
Districts A,
B, and D
The following is required:
1. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side
streets.
2. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian
circulation along the sidewalk is minimally impeded.
District C
Both of the following are required:
1. Parking garages shall be accessed at the rear of buildings.
2. Parking lot entrances, driveways, and other vehicular access points shall be restricted to one entrance and exit lane
per five hundred (500) linear feet as measured horizontally along the street.
(Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016)
3. Pedestrian Environment:
Intent: To enhance the urban character of development by creating pedestrian networks and by providing strong
links from streets and drives to building entrances; make the pedestrian environment safe, convenient, comfortable,
and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic.
PEDESTRIAN CIRCULATION
Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the pedestrian environment, and provid es a way for
pedestrians to walk from one location to another without having to drive their vehicle.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be
provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properti es is an important
aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to p edestrians and drivers.
Standards:
Districts A, C, and D
All of the following are required:
1. A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system
and abutting properties shall be provided.
a. Pathways shall be located so that there are
clear sight lines, to increase safety.
b. Pathways shall be an all-weather or
appropriate permeable walking surface
material, unless the applicant can
demonstrate that the proposed surface is
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 298/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
appropriate for the anticipated number of
users and complementary to the design of the
development.
2. Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from
abutting paving materials (illustration below). Permeable materials are
encouraged. The pathways shall be perpendicular to the applicable building
facade and no greater than one hundred fifty feet (150') apart.
3. Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of
mixed use and retail buildings one hundred
(100) or more feet in width (measured along
the facade) shall provide sidewalks at least
twelve feet (12') in width. The pathway shall
include an eight-foot (8') minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall
vary in width to establish a hierarchy. The
widths shall be based on the intended
number of users; to be no smaller than five
feet (5') and no greater than twelve feet (12').
4. Mid-block connections between buildings shall be provided.
All Districts 5. Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
PEDESTRIAN AMENITIES
Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide
publicly accessible areas that function for a variety of year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encour age pedestrian use
and enhance the pedestrian experience shall be included.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 299/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Standards:
District B
All of the following are required:
1. Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be
provided.
2. Amenities such as outdoor group seating, benches, transit shelters, fountains,
and public art shall be provided.
a. Site furniture shall be made of durable,
vandal- and weather-resistant materials that
do not retain rainwater and can be
reasonably maintained over an extended
period of time.
b. Site furniture and amenities shall not impede
or block pedestrian access to public spaces
or building entrances.
Districts C and D
All of the following are required:
1. Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be
provided.
2. Amenities such as outdoor group seating, benches, transit shelters, fountains,
and public art shall be provided.
a. Site furniture shall be made of durable,
vandal- and weather-resistant materials that
do not retain rainwater and can be
reasonably maintained over an extended
period of time.
b. Site furniture and amenities shall not impede
or block pedestrian access to public spaces
or building entrances.
3. Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a
minimum of four and one-half feet (4-1/2') wide along at least seventy five
percent (75%) of the length of the building facade facing the street, a
maximum height of fifteen feet (15') above the ground elevation, and no
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 300/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
lower than eight feet (8') above ground level.
(Ord. 5828, 12-12-2016)
4. Recreation Areas and Common Open Space:
RECREATION AREAS AND COMMON OPEN SPACE
Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of
sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is acces sible to the public; and
to promote pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian
activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and
users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that
they are appealing to users and pedestrians.
Standards:
Districts
A, C, and
D
All of the following are required:
1. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common
open space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the
Administrator.
c. Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that
they are aggregated to provide usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may
be used in required or provided open space where feasible and designed consistent with the Surface Water
Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open
space.
e. At least one of the following shall be provided in each open space and/or recreation area (the Administrator may
require more than one of the following elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea-patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must
feature views or amenities that are unique to the site and are provided as an asset to the development;
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 301/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas,
game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from
surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters,
drainage facilities, and parking areas.
f. The following shall not be counted toward the common open space or recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from
abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and
fencing sufficient to create a fully usable area accessible to all residents of the development (illustration
below).
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian
trails.
2. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking
garage floorplate areas) shall provide pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of
the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public
right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground;
and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60)
square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum
requirements, the area may count as pedestrian-oriented space if the Administrator determines such
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 302/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service
areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian -oriented space.
3. Open space substitution: see RMC 4-1-240.
District B
The following is required:
All attached housing developments shall provide at least one hundred fifty (150) square feet of private usable space per unit .
1. At least one hundred (100) square feet of the private space shall abut each unit.
2. Private space may include porches, balconies, yards, and decks.
All
Districts
All of the following are required:
1. Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map
and as listed below.
2. The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20')
on one side abutting the sidewalk.
3. The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative
paving, pedestrian-scaled lighting, and seating. Vegetated low impact development facilities may be used in the plaza
where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall count towards no
more than fifty percent (50%) of the plaza requirement.
4. Public plazas are to be provided at the following intersections:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 303/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
(Ord. 5591, 2-28-2011; Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016)
5. Building Architectural Design:
Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses
appropriate building materials that are suitable for the Pacific Northwest climate and to discourage franchise retail
architecture.
BUILDING CHARACTER AND MASSING
Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as well as to ensure that all sides of a building
which can be seen by the public are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual
interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Standards:
Districts A
and D
Both of the following are required:
1. All building facades shall include modulation or articulation at intervals of no more than forty feet (40').
2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.
3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations
to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special
feature such as a clock tower, courtyard, fountain, or public gathering area.
District B
All of the following are required:
1. All building facades shall include modulation or articulation at intervals of no more than twenty feet (20').
2. Modulations shall be a minimum of two feet (2') in depth and four feet (4') in width.
3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations
to reduce the apparent bulk and scale of the facade (illustration below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 304/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
District C
All of the following are required:
1. All building facades shall include measures to reduce the apparent scale of the building and add visual interest.
Examples include modulation, articulation, defined entrances, and display windows (illustration below).
2. All buildings shall be articulated with one or more of the following:
a. Defined entry features;
b. Bay windows and/or balconies;
c. Roof line features; or
d. Other features as approved by the Administrator.
3. Single purpose residential buildings shall feature building modulation as follows (illustration below):
a. The maximum width (as measured horizontally along the building’s exterior) without building
modulation shall be forty feet (40').
b. The minimum width of modulation shall be fifteen feet (15').
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 305/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. The minimum depth of modulation shall be greater than six feet (6').
4. All buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and
articulations to reduce the apparent bulk and scale of the facade (as illustrated in District B above); or provide an
additional special design feature such as a clock tower, courtyard, fountain, or public gathering area.
GROUND LEVEL DETAILS
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and
ensure that all sides of a building within near or distant public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary
building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis , large entry doors,
and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative en try paving, street
furniture (benches, etc.), and/or public art.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 306/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Standards:
All
Districts
All of the following are required:
1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the
facade’s ground floor.
2. Upper portions of building facades shall have clear windows with visibility into and out of the building. However,
screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for
windows shall be fifty percent (50%).
3. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Display
racks and fixtures may not obscure more than fifty percent (50%) of the window space.
4. Window coverings, such as blinds and curtains, must be functional, they may not be affixed so that they cannot be
open and/or closed.
All of the following are prohibited:
1. Tinted and dark glass, highly reflective (mirror-type) glass and film.
2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways.
a. A wall (including building facades and retaining walls) is considered a blank wall if:
i. It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal
length greater than fifteen feet (15'), and does not include a window, door, building modulation or
other architectural detailing; or
ii. Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater
and does not include a window, door, building modulation or other architectural detailing.
b. If blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the
wall and use one or more of the following (illustration below):
i. A planting bed at least five feet (5') in width abutting the blank wall that contains trees, shrubs,
evergreen ground cover, or vines;
ii. Trellis or other vine supports with evergreen climbing vines;
iii. Architectural detailing such as reveals, contrasting materials, or other special detailing that meets
the intent of this standard;
iv. Artwork, such as bas-relief sculpture, mural, or similar; or
v. Seating area with special paving and seasonal planting.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 307/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
District A 1. Where windows or storefronts occur, they must only contain clear glazing. Tinted, dark, and highly reflective
(mirror-type) glass and film are prohibited.
2. Any facade visible to the public shall be comprised of at least seventy five percent (75%) transparent windows
and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above
ground (as measured on the true elevation).
3. Opaque signage is only allowed on or in no more than ten percent (10%) of the window space. Stenciled or other
signage types that allow visibility into the building are encouraged and do not count toward the ten percent (10%)
calculation of signage in windows.
Districts B,
C, and D
1. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors
for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as
measured on the true elevation).
2. Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and highly reflective
(mirror-type) glass and film are prohibited.
BUILDING ROOF LINES
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the vi sual continuity
of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building.
Standards:
Districts A,
C, and D
The following is required:
At least one of the following elements shall be used to create varied and interesting roof profiles (illustration below):
1. Extended parapets;
2. Feature elements projecting above parapets;
3. Projected cornices;
4. Pitched or sloped roofs.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 308/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Roof-mounted mechanical equipment shall not be visible to pedestrians.
6. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four
(1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof.
BUILDING MATERIALS
Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of materials that reduce the vi sual bulk of
large buildings, as well as to encourage the use of materials that add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality.
Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner.
High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create var iation and enhance their
visual appeal.
Standards:
All
Districts
All of the following are required:
1. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same
building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same
quality.
2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes.
3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades.
4. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick,
integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete.
5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete
coating or admixture.
6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar,
decorative bond pattern and/or shall incorporate other masonry materials.
Districts A,
C, and D
The following is required:
All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes.
(Ord. 5676, 12-3-2012; Ord. 5905, 12-10-2018; Ord. 6090, 11-28-2022)
6. Signage: In addition to the City’s standard sign regulations, developments within Urban Design Districts C and D
are also subject to the additional sign restrictions found in RMC 4 -4-100G, urban design sign area regulations.
Modifications to the standard requirements found in RMC 4-4-100G are possible for those proposals that can
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 309/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
comply with the Design District intent and guidelines, as determined by the Administrator; for proposals unable to
meet the intent and guidelines a variance is required. (Ord. 5981, 10 -12-2020)
7. Lighting:
LIGHTING
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas,
building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and nig ht.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall
be provided.
Standards:
Districts A, C, and D All of the following are required:
1. Pedestrian-scale lighting shall be provided at primary
and secondary building entrances. Examples include
sconces on building facades, awnings with
down-lighting and decorative street lighting.
2. Accent lighting shall also be provided on building
facades (such as sconces) and/or to illuminate other key
elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or
artwork.
3. Downlighting shall be used in all cases to assure safe
pedestrian and vehicular movement, unless alternative
pedestrian-scale lighting has been approved
administratively or is specifically listed as exempt from
provisions located in RMC 4-4-075, Lighting, Exterior
On-Site (i.e., signage, governmental flags, temporary
holiday or decorative lighting, right-of-way lighting,
etc.).
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord. 5531, 3-8-2010; Ord. 5572, 11-15-2010)
F. APPEALS:
For appeals of administrative decisions made pursuant to the design regulations, see RMC 4 -8-110, Appeals. (Ord.
4821, 12-20-1999; Amd. Ord. 4971, 6-10-2002; Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286,
5-14-2007; Ord. 5531, 3-8-2010; Ord. 5981, 10-12-2020)
4-3-105 (Deleted by Ord. 4992, 12-9-2002)
4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS:
A. PURPOSE:
The purpose of this Section is to implement the policies in the Land Use Element of the Comprehensive Plan related
to urban separators. The intent is to provide physical and visual distinctions between Renton and adjacent
communities, define Renton’s boundaries and create contiguous open space corridors within and between urban
communities, which provide environmental, visual, recreational and wildlife benefits. Urban separators shall be
permanent low-density lands that protect resources and environmentally sensitive areas. (Ord. 5132, 4 -4-2005; Ord.
5759, 6-22-2015)
B. APPLICABILITY:
This Section shall apply to subdivisions and building permits on lands within designated urban separators as shown
in the urban separators maps. (Ord. 5132, 4-4-2005)
C. URBAN SEPARATORS MAPS:
1. May Valley Urban Separator:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 310/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Talbot Urban Separator:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 311/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5132, 4-4-2005)
3. Soos Creek Urban Separator:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 312/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 313/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5566, 10-25-2010)
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 314/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Lake Desire Urban Separator:
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 315/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5566, 10-25-2010)
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 316/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
D. ADMINISTRATION:
1. Review Process: Applications subject to urban separator regulations shall be processed as a component of the
governing land use process.
2. Authority: The Community and Economic Development Administrator shall have the authority to approve with
conditions or deny proposals based on the provisions of the Urban Separator Overlay regulations when no other
permit or approval requires Hearing Examiner review. (Ord. 5132, 4 -4-2005; Ord. 5676, 12-3-2012)
E. URBAN SEPARATOR OVERLAY REGULATIONS:
1. Contiguous Open Space Corridor Established: A designated contiguous open space corridor is established as
shown on the Urban Separators Overlay Map in subsection C of this Section.
2. Dedication of Open Space Required.
a. Approval of a plat, and/or building permit on an undeveloped legal lot:
i. May Valley Urban Separator Overlay: Approval of a plat, and/or building permit on an undeveloped
legal lot in the May Valley Urban Separator Overlay shall require dedication of fifty percent (50%) of the
gross land area of the parcel or parcels as a non -revocable open space tract retained by the property owner,
or dedicated to a homeowners association or other suitable organization as determined by the
Administrator.
ii. Talbot Urban Separator Overlay: Approval of a plat, and/or building permit on an undeveloped legal
lot in the Talbot Urban Separator Overlay shall require dedication of fifty percent (50%) of the gross land
area of that portion of the parcel or parcels located within the Urban Separator as a non -revocable open
space tract retained by the property owner, or dedicated to a homeowners association or other suitable
organization as determined by the Administrator. In order to satisfy the dedication requirement, some of
the area to be dedicated may consist of land abutting the Urban Separator, as determined by the
Community and Economic Development Administrator, on a case -by-case basis. Acreage in tracts may
include critical areas and/or critical area buffers. At a minimum, open space shall be connected to another
contiguous open space parcel by a fifty foot (50') corridor. (Ord. 5578, 11 -15-2010; Ord. 5676, 12-3-2012)
b. Existing residences, existing accessory uses and structures, existing above ground utilities located in the tract
at the time of designation and new small and medium utilities shall not count toward the fifty percent (50%)
gross land area calculation for open space except for stormwater ponds designed with less than 3:1 engineered
slopes and enhanced per techniques and landscape requirements set forth in the publication the “Integrated
Pond” King County Land and Water Resources Division.
c. Approval of a building permit for an addition of three hundred (300) square feet for a primary use structure
or five hundred (500) square feet for an accessory structure shall require recordation of a conservation
easement, protective easement or tract and deed restriction on critical areas and critical area buffers located
within the contiguous open space corridor pursuant to RMC 4 -3-050E4, Native Growth Protection Areas.
d. Land dedicated as open space shall be located within the mapped contiguous open space corridor unless a
modification is approved pursuant to subsection E6 of this Section.
3. Uses Allowed in Contiguous Open Space.
a. Passive recreation with no development of active recreation facilities except within a municipal park.
b. Soft surface pedestrian trails, provided the adjacent area is large enough to infiltrate runoff generated from
the pathway consistent with the Surface Water Design Manual.
c. Animal husbandry (small, medium and large); provided, that fencing is subject to the conditions in
subsection E3g of this Section.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 317/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Existing residences and accessory uses and structures.
e. Small and medium utilities and large underground utilities. (Ord. 5828, 12 -12-2016)
f. Access Easements.
i. Utilities easements and emergency service access roads may be located within contiguous open space
corridors for the limited purpose of providing service to parcels platted after March 2005, for which there
is no practical alternative way to provide service. Utilities and emergency service easements shall be
developed with permeable surface treatment.
ii. Private access easements for ingress and egress may be located within contiguous open space in the
limited instance where there is no alternative access to a pre-existing legal lot, but shall not serve lots
platted after March 2005.
g. Fencing or similar structures and/or hedges or similar landscape features on the property or easement
boundary of properties abutting and within the contiguous open space corridor shall not create a solid barrier.
Where required to protect wetlands pursuant to RMC 4-3-050E4e, fencing shall be the minimum necessary.
4. Uses in Portions of the Urban Separator Outside the Established Contiguous Open Space Corridor.
a. Uses shall be consistent with RMC 4-2-060 and 4-2-070B. Residential-1 Zone, one dwelling unit per net
acre.
b. Development shall be clustered outside the contiguous open space corridor mapped in subsection C of this
Section.
5. Standards Within Entire Urban Separator.
a. Forest/vegetation clearing shall be limited to a maximum of thirty five percent (35%) of the gross acreage of
the site except:
i. The percentage of forest/vegetation coverage may be increased to qualify for the density bonus allowed
in RMC 4-2-110E. (Ord. 5960, 12-9-2019)
ii. Modification of the percentage of forest/vegetation retention may be approved if determined necessary
to meet the surface water retention/detention standards of subsection E5d of this Section.
iii. Forest/vegetation clearing greater than thirty five percent (35%) of individual building sites may be
approved to allow grading for a home site; provided, that:
(a) A landscape plan is provided for each building site showing compensating replanting of species
with the same or better water retention and erosion control functions;
(b) Five percent (5%) additional replacement landscaping per site is provided;
(c) Plant caliper is sufficient to achieve needed water retention and erosion control functions;
(d) Individual trees or stands of trees are retained when feasible. Feasibility is defined as locations and
tree health sufficient to ensure continued viability of the tree and safety of structures within the
developed portion of the lot; and
(e) The landscape plan provides massing of plant material to create either a connection to required
open space or is of sufficient size to create functional wildlife habitat.
b. If the existing cleared area of a site, as of March 21, 2005, is greater than thirty five percent (35%), approval
of a plat shall require replanting of forest/vegetative cover.
Renton Municipal Code
Chapter 3 ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
Page 318/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Forest/vegetation cover may include a combination of Northwest native vegetation including conifer,
deciduous trees and shrubs sufficient to provide water retention and erosion control. If existing vegetation is
found to be insufficient to meet forest/vegetation coverage standards, additional plantings shall be required.
d. Stormwater management shall comply with the Surface Water Design Manual. (Ord. 5526, 2 -1-2010)
e. Private access easements and improvements shall be established at the minimum standard needed to meet
public safety requirements.
f. Landscape plans required in RMC 4-4-070 shall include retention/replanting plans as applicable, consistent
with standards and plant lists in King County Department of Natural Resources and Parks Water and Land
Resources Division Publication “Going Native.” (Ord. 5676, 12-3-2012)
6. Modification of Mapped Contiguous Open Space: Modification of the open space configuration may be
approved where:
a. Site specific data confirms that the adopted contiguous open space corridor map includes more than the
required gross area for any parcel; or
b. The applicant can demonstrate a configuration of contiguous open space that provides better or equal
provision of the open space requirement. Modifications to the contiguous open space corridor shall be
remapped during the City’s annual RMC Title 4 review process. (Ord. 5132, 4-4-2005; Ord. 5676, 12-3-2012)
4-3-120 VIOLATIONS OF THIS CHAPTER AND PENALTIES:
A. ENFORCEMENT OFFICER:
The Administrator shall be responsible for investigation of violation and issuance of an infraction notice, stop work
order or referral to the City Attorney’s office for filing of criminal charges, as the case may be.
B. VIOLATION OF THIS CHAPTER AND PENALTIES:
Except for violations of the Adult Retail and Entertainment Regulations, violations of this Chapter are civil
infractions subject to chapter 1-3 RMC. Any person, party, firm, corporation, or other legal entity violating any of
the provisions of this Chapter shall be guilty of a civil infraction for the first through third offenses. Each day or
portion of a day during which a violation of this Chapter is committed or continued shall constitute a separate
offense. Any development carried out contrary to the provisions of this Chapter shall constitute a public nuisance
and may be enjoined as provided by the statutes of the State of Washington. The City may levy civil penalties
against any person, party, firm, corporation, or other legal entity for violation of any of the provisions of this
Chapter. The civil penalty shall be assessed at a rate of one thousand dollars ($1,000.00) to five thousand dollars
($5,000.00) per day per violation depending on the severity of the violation. The Administrator may waive the
penalty for a first offense. Penalties for subsequent violations by the same entity shall be assessed at a rate of five
thousand dollars ($5,000.00) to ten thousand dollars ($10,000.00) per day depending on the severity of the violation.
After the third violation, subsequent violations shall be handled as misdemeanors.
C. TESTS:
1. Whenever there is insufficient evidence of compliance with any of the provisions of RMC 4 -3-050, Critical Areas
Regulations, or evidence that any action does not conform to the requirements of RMC 4 -3-050, the Administrator
may require tests as proof of compliance to be made at no expense to this jurisdiction.
2. Test methods shall be as specified by RMC 4-3-050, Critical Areas Regulations, or by other recognized and
accepted test standards. If there are no recognized or accepted test methods for the proposed alternate, the
Administrator shall determine test procedures. (Ord. 4856, 8-21-2000; Ord. 5757, 6-1-2015)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 319/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 4
CITY-WIDE PROPERTY DEVELOPMENT STANDARDS
CHAPTER GUIDE: Chapter 4-4 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., additional animals permit, parking modification, routine vegetation management
permit, grading, excavation and mining permits, etc.) are located in chapters 4 -8 and 4-9 RMC. (Ord. 5369,
4-14-2008)
This Chapter last amended by Ord. 6102, December 12, 2022.
4-4-010 ANIMAL KEEPING AND BEEKEEPING STANDARDS
4-4-015 STANDARDS FOR HOME AGRICULTURE SALES
AND AGRICULTURE SALES
4-4-020 COMPREHENSIVE PLAN IMPLEMENTATION (Reserved)
4-4-030 DEVELOPMENT GUIDELINES AND REGULATIONS – GENERAL
4-4-040 FENCES, HEDGES, AND RETAINING WALLS
4-4-045 HOMELESS SERVICES USE
4-4-050 GARAGE SALES – REQUIREMENTS FOR
4-4-055 SHORT-TERM RENTALS
4-4-060 GRADING, EXCAVATION AND MINING REGULATIONS
4-4-070 LANDSCAPING
4-4-075 LIGHTING, EXTERIOR ON-SITE
4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS
4-4-085 PARKING OF VEHICLES ON RESIDENTIAL PROPERTY
4-4-090 REFUSE AND RECYCLABLES STANDARDS
4-4-095 SCREENING AND STORAGE HEIGHT/LOCATION LIMITATIONS
4-4-100 SIGN REGULATIONS
4-4-105 SOLAR ENERGY SYSTEMS
4-4-110 STORAGE, BULK
4-4-120 STORAGE LOTS – OUTSIDE
4-4-130 TREE RETENTION AND LAND CLEARING REGULATIONS
4-4-140 WIRELESS COMMUNICATION FACILITIES
4-4-150 RESIDENTIAL MIXED-USE DEVELOPMENT STANDARDS
4-4-155 ATTACHED DWELLING UNITS – MINIMUM STANDARDS
4-4-160 VIOLATIONS OF THIS CHAPTER AND PENALTIES
4-4-010 ANIMAL KEEPING AND BEEKEEPING STANDARDS:
A. PURPOSE AND INTENT:
The regulations in this Section set standards intended to require that the keeping of animals occurs in a humane and
appropriate manner that benefits the animals and allows animals to coexist harmoniously with adjacent and abutting
uses.
B. APPLICABILITY:
The keeping of animals shall be consistent with the standards in this Section, RMC 1 -3-3, Nuisances, and RMC
8-7-3, Public Disturbance, Noises. The keeping, retail sale, breeding, service, or care of household pets and/or
domestic animals by an owner/tenant for the purpose of enjoyment or profit is subject to the requirements of this
Section.
C. EXCEPTION:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 320/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Occasional breeders are permitted to keep a greater number of animals than allowed on a temporary basis, not to
exceed one hundred twenty (120) days, when those animals are less than one hundred twenty (120) days old. No
Additional Animals Permit is required, but a Home Occupation Business License is required.
D. NUISANCE AND DISTURBANCE PROHIBITED:
Household pets, domestic animals, and/or bees must not become a nuisance (RMC 1 -3-3) or create a public
disturbance (RMC 8-7-3).
E. PROHIBITED ANIMALS:
The keeping of animals that are wild or dangerous is not permitted pursuant to chapter 6 -6 RMC. Additionally, the
City prohibits the keeping of roosters or peahens/peacocks.
F. AUTHORITY:
Interpretation regarding responsibility will be determined administratively; responsibility for enforcement of the
provisions of this Section shall be as follows:
1. Animal Control Officer: All those matters related to care, maintenance, and individual licensing.
2. Community and Economic Development Department: All those matters concerning land use and zoning.
G. NUMBER OF ANIMALS ALLOWED:
1. Applicability: Restrictions on the number of animals allowed is applicable to residential and commercial uses
where the keeping or care of animals is accessory to the primary use.
2. Lot Size Minimums and Maximum Number of Animals Generally Permitted: The allowable numbers of
animals permitted, provided the minimum lot size is met, are detailed in the following table. The specified minimum
lot sizes are absolute requirements, unless (a) an Additional Animals Permit is granted pursuant to RMC 4 -9-100, or
(b) the number and type of animals was established legally under previous regulations and the ownership of the
property has not changed. The keeping of animals that require lesser lot size is allowed to be cumulative, when lot
size requirements have been met. For example, on a twelve thousand five hundred (12,500) square foot lot, the
keeping of two (2) medium lot domestic animals, six (6) small lot domestic animals, and three (3) household pets is
permitted outright.
Type of Animal Maximum Number of Animals Generally Permitted
Household Pets includes: dogs, cats, caged indoor birds and small
rodents. Non-venomous reptiles and amphibians weighing less than 10
pounds are also included.
3* per dwelling or commercial building; no minimum lot size. A pet
license is required from the City Finance Department for each cat or
dog.
Small Lot Domestic Animals includes: chickens, ducks, geese, pigeons
and rabbits.
3 on lots that are at least 4,500 gross sq. ft. in size. On lots that are
larger than 4,500 gross sq. ft., 1 additional small lot domestic animal
may be kept per additional 1,000 gross sq. ft.
Medium Lot Domestic Animals includes: miniature goats that are
smaller than 24 inches at the shoulder and/or not more than 150 pounds
in weight, and sheep.
2 on lots that are at least 12,500 gross sq. ft. in size. On lots that are
greater than 12,500 gross sq. ft., 1 additional medium lot domestic
animal may be kept per additional 7,500 gross sq. ft.
Large Lot Domestic Animals includes: goats and pigs.
Extra-Large Lot Domestic Animals includes: horses, donkeys, cows
and llamas.
2 on lots that are at least 1 gross acre in size. On lots that are larger
than 1 gross acre, 1 additional large lot domestic animal may be kept
per additional 43,560 sq. ft.
*Includes foster animals
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 321/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Permit Required for More than Three (3) Dogs and/or Cats: Regardless of additional lot size, the keeping of
four (4) or more dogs and/or cats as an accessory use shall always require an Additional Animals Permit (RMC
4-9-100).
H. KEEPING GREATER NUMBER OF ANIMALS THAN GENERALLY PERMITTED:
1. Permitted with an Additional Animals Permit (RMC 4-9-100): Greater numbers of animals than permitted in
subsection G2 of this Section may be allowed. The minimum lot size for extra -large animals must be met. Keeping
greater numbers of animals without the minimum lot size may be permitted for small, medium, and large lot
animals, subject to an Additional Animals Permit (RMC 4-9-100).
2. Minimum Lot Size Needed to Apply for an Additional Animals Permit for Extra -Large Lot Domestic
Animals: Horses, donkeys, cows and llamas are considered extra-large lot domestic animals. The minimum lot size
required to apply for an Additional Animals Permit for extra-large lot animals is twenty thousand (20,000) square
feet devoted only to these animals.
I. HOME OCCUPATIONS:
The keeping of household pets or domestic animals for any for-profit venture within a residence, or the property
thereon, shall comply with the requirements of RMC 4 -9-090, Home Occupations, and requires a Home Occupation
Business License. Any owner/tenant who keeps household pets and/or domestic animals and sells any animal -related
product, made from or produced by their household pets and/or domestic animals, shall be required to obtain a
Home Occupation Permit, RMC 4-9-090. Keeping animals for commercial purposes that exceed the standards of a
home occupation accessory use requires approval pursuant to RMC 4 -2-060, Zoning Table – Uses Allowed in
Zoning Designations.
J. GENERAL STANDARDS FOR KEEPING ANIMALS:
The keeping of animals shall be consistent with the following standards:
1. Shelter Location and Setbacks: Shelters, pens, and permanent/temporary kennel structures shall be located in
the rear yard and a minimum of ten feet (10') from any property line. The Department may grant an exemption from
this rear yard requirement if the owner/tenant can provide sufficient information that a side yard would be a better
location.
2. Barn and Stable Location and Setbacks: Private barns and stables shall be located in the rear yard and a
minimum of fifty feet (50') from any property line. On lots that are larger than one gross acre in size, exercising,
training, and/or riding areas may be located closer than fifty feet (50') from a property line if the exercising, training,
and/or riding areas are no closer than one hundred feet (100') to any dwelling unit and the location is approved, in
writing, by the Department. Barns and stables may not be located in attached garages or carports.
3. Fencing Required: Dog runs, open-run areas, and permanent/temporary kennel structures shall be surrounded by
a fence of adequate height (as to preclude escape). RMC 4 -4-040, Fences, Hedges and Retaining Walls, lists the
City’s standards for residential and commercial fences.
4. Health and Safety: All animals shall be kept in such a manner so as not to create any objectionable noise, odor,
annoyance, or become a public nuisance. Provision shall be made to ensure that animal food stored outdoors will not
attract rodents, insects, or other animals. Refrigeration shall be provided for the protection of perishable foods.
5. Animal Waste and Food Waste: All shelter structures, confinement areas, and/or open-run areas shall be kept
clean. Any outdoor areas used for animal containment or exercise shall be maintained by removing animal waste on
a daily basis for proper disposal as solid waste. Any runoff, wash -down water, or waste from any animal pen,
kennel, containment, or exercise area shall be collected and disposed of in a sanitary sewer after straining of solids
and hair, and shall not be allowed to enter the stormwater drainage or surface water disposal system. Strained solids
and hair shall be properly disposed of as solid waste. Any storage of animal waste must not constitute a nuisance as
defined in chapter 1-3 RMC.
K. ADDITIONAL STANDARDS FOR KENNELS AND PET DAY CARE FACILITIES:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 322/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Kennels and pet day care facilities require a permit from the Seattle-King County Health Department, and shall be
consistent with the following standards:
1. General care of pets must be confined to the inside of building and under supervision. Pets are only permitted to
be walked or exercised outside of the building under supervision and in accordance with all other applicable
ordinances and laws;
2. Businesses operating solely as a pet day care shall limit their hours of operation (i.e., business hours) between
7:00 a.m. to 7:00 p.m.;
3. The maximum number of dogs is limited to one per fifteen (15) square feet of net floor dedicated for animal
supervision. The planned maximum number of animals to be sheltered shall be indicated on the Business License
application;
4. Outdoor runs/yards may operate only between the hours of 7:00 a.m. to 7:00 p.m.;
5. Any indoor or outdoor areas used for animal containment or exercise shall be maintained by removing animal
waste on a daily basis for proper disposal as solid waste. Any runoff, wash -down water, or waste from any animal
pen, kennel, containment, or exercise area shall be collected and disposed of in the sanitary sewer after straining of
solids and hair and shall not be allowed to enter the stormwater drainage or surface water disposal system; strained
solids and hair shall be properly disposed of as solid waste; and
If a notice of violation pursuant to chapter 8 -7 RMC is issued for noise, the Administrator may require a report from
an acoustical consultant that describes potential measures to be taken to prevent or mitigate noise impacts. The
Administrator may require measures, including but not limited to: development or modification of operating
procedures; cessation of the use of outdoor area(s); closure of windows and doors; reduction in hours of operation;
and use of sound attenuating materials such as insulation and noise baffles. The Administrator may order the
business to be closed on a temporary or permanent basis.
L. RESERVED.
M. ADDITIONAL STANDARDS FOR BEEKEEPING:
1. Maximum Number of Hives Generally Permitted: A maximum of three (3) hives are generally permitted and
one additional hive may be kept for every additional ten thousand (10,000) gross square feet of lot size. The keeping
of bees is allowed to be cumulative with the keeping of animals.
2. Minimum Lot Sizes for Beekeeping:
a. Seven thousand five hundred (7,500) gross square feet.
b. Four thousand five hundred (4,500) gross square feet if either of the following conditions are met:
i. Hives are kept at least eight feet (8') above or below the grade of abutting properties; or
ii. Hives are kept behind a minimum six foot (6') tall hedge or solid fence that runs parallel to any property
line within twenty five feet (25') of a hive.
3. Beekeeping Requirements:
a. Hives shall be located in rear yards, side yards, or on rooftops.
b. Hives shall be located a minimum of twenty five feet (25') from an interior lot line, with each hive’s entrance
facing away from the nearest property line.
c. Each hive shall only contain one swarm.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 323/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Hives shall be maintained to avoid overpopulation and minimize swarming, for example by requeening
regularly, so as not to become a nuisance.
e. Hives shall be marked or identified to notify visitors.
f. A source of fresh water (such as a fountain) located within ten feet (10') from the hives shall be provided.
N. REVIEW CRITERIA FOR ADDITIONAL ANIMALS PERMITS:
Special review criteria to be considered for Additional Animals Permits are included in RMC 4 -9-100. (Ord. 5676,
12-3-2012)
O. REVIEW CRITERIA FOR KENNELS AND STABLES:
For kennels, commercial equine boarding, riding schools, and stables the conditional use criteria of RMC 4 -9-030
shall be applicable.
P. NONCONFORMING ANIMALS:
See RMC 4-10-070.
Q. MODIFICATIONS:
The Administrator shall have the authority to modify the standards of this Section, subject to the provisions of RMC
4-9-250D, Modification Procedures.
(Ord. 3927, 7-15-1985; Ord. 4351, 5-4-1992; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5305,
9-17-2007; Ord. 5356, 2-25-2008; Ord. 5470, 7-13-2009; Ord. 5578, 11-15-2010; Ord. 5603, 6-6-2011; Ord. 5640,
12-12-2011; Ord. 5837, 6-12-2017; Ord. 5981, 10-12-2020)
4-4-015 STANDARDS FOR HOME AGRICULTURE SALES AND AGRICULTURE SALES:
A. PURPOSE AND INTENT:
The purpose and intent of this Section is to ensure that the sale of agricultural products grown as part of accessory
use home agriculture and agriculture occurs in a manner that minimizes negative impacts to surrounding property
owners.
B. APPLICABILITY:
The sale of fresh fruits, vegetables, berries, honey, eggs, other agricultural produce, and flowers is permitted outright
as an accessory use when it occurs on the same site on which it was grown and/or harvested. Sales of products that
are not grown or produced onsite shall be considered outdoor retail sales and are allowed only as permitted in RMC
4-2-060, Zoning Use Table.
C. SUPERVISION OF SALES AND VEHICLES REQUIRED:
Sales and related parking shall be supervised and are the responsibility of the property owner or the tenant. This
person shall not permit vehicles to impede the passage of traffic on any roads or streets in the area of the person’s
property.
D. USE OF RIGHT-OF-WAY PROHIBITED:
Public rights-of-way shall not be used for the sales of home agriculture or agriculture.
E. CONDITIONS:
1. In accordance with RCW 36.71.090, no business license is required.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 324/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Sales must be of products harvested on-site and may not have been modified, changed, or enhanced into another
product.
3. Hours of sale are limited to between 9:00 a.m. and 7:00 p.m., every day of the week.
4. Any tables, chairs, etc., used as part of sales and located in the front or side yards must be removed every day
after 8:00 p.m. and may be set up again after 8:00 a.m.
5. No structures other than allowed in RMC 4 -2-110B, Accessory Structures, are permitted.
6. Sales may not occur within a dwelling unit.
7. The area used for sales may not be larger than two hundred (200) square feet in size.
8. One temporary sign may be used, as allowed in RMC 4-4-100J7.
(Ord. 5640, 12-12-2011)
4-4-020 COMPREHENSIVE PLAN IMPLEMENTATION: (Reserved)
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
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 325/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 326/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 327/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 328/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 329/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(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)
4-4-040 FENCES, HEDGES, AND RETAINING WALLS:
A. PURPOSE:
These regulations are primarily intended to regulate the material and height of fences, hedges, and retaining walls,
particularly in front yards and in yards abutting public rights -of-way, in order to promote public safety and to
maintain or create aesthetically pleasing neighborhoods. The regulations are also intended to provide and maintain
adequate sight distances at intersections, encourage safe ingress and egress from individual properties, encourage the
feeling of spaciousness along neighborhood streets, promote crime prevention through environmental design, and
reduce conflicting interests between abutting property owners. (Ord. 6047, 12 -13-2021)
B. APPLICABILITY:
1. New or Replacement Fences, Hedges, and Retaining Walls: The standards contained in this Section shall apply
to all proposals for new or replacement fences, hedges, and retaining walls.
2. Exceptions: The provisions and conditions of this Section regulating height and design of fences, retaining walls,
or barriers to surround and enclose public safety installations, transportation facilities, waterways, storm drainage
facilities, school grounds, public playgrounds, private or public swimming pools, and similar installations and
improvements are not applicable if required by law.
3. Urban Separator Overlay: Fences, hedges, and retaining walls within the urban separator overlay are also
subject to requirements of RMC 4-3-110, Urban Separator Overlay Regulations.
4. City May Require Modification: Where a traffic vision hazard is created or exists that endangers pedestrian
and/or vehicular safety, the City may require a modification to the height limitations and location of fences, hedges
or retaining walls to increase or enhance safety.
5. Permit Required:
a. Fences: A fence taller than seven feet (7') shall require a building permit or a written exemption from the
Building Official.
b. Retaining Walls: A retaining wall that is four feet (4') or taller, as measured by the vertical distance from
the bottom of the footing to the finish grade at the top of the wall (i.e., not measured by exposed retaining wall
height), shall require a building permit. This determination does not account for other factors that may cause a
building permit to be required for a retaining wall (e.g., the addition of a surcharge or fence). (Ord. 5132,
4-4-2005; Ord. 5798, 4-25-2016; Ord. 6047, 12-13-2021)
C. GENERAL FENCE, HEDGE, AND RETAINING WALL STANDARDS:
1. Height – Method of Measurement:
a. Fences: The height shall be measured from the top elevation of the top board rail or wire to the ground. In
cases where a wall is used instead of a fence, height shall be measured from the top surface of the wall to the
ground on the high side of the wall.
i. Grade Differences: Where the finished grade is a different elevation on either side of a fence the height
may be measured from the side having the highest elevation.
ii. Fences on Berms: A berm shall not be constructed with a fence on it unless the total height of the berm
plus the fence is less than the maximum height allowable for the fence if the berm were not present.
b. Hedges: The height shall be measured from the topmost portion of vegetation to the ground. Hedges
designed as part of stormwater low impact development best management practices shall be designed
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 330/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
consistent with the Surface Water Design Manual, and the Clear Vision Area defined in RMC 4 -11-030, and
avoid blocking public views to public places. (Ord. 5828, 12 -12-2016)
c. Retaining Walls: The standards of this Section refer to exposed retaining wall height, as defined in RMC
4-11-180, Definitions R, which is the vertical distance measure from the finish grade at the bottom of the wall
(i.e., lower soil grade) to the finish grade at the top of the wall (i.e., upper soil grade).
2. Retaining Wall Standards:
a. Fences on Retaining Walls: A fence shall not be constructed on top of a retaining wall unless the total
combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence.
i. Exception – Guardrail: If the Building Official requires a guardrail, the combined height of the
retaining wall and required guardrail shall not exceed nine feet (9') in residential zones, or twelve feet (12')
in commercial and industrial zones.
ii. Exception – Fifty Percent (50%) Transparent Fences: Fences that provide at least fifty percent
(50%) transparency, as viewed perpendicularly to the face of the fence, may be allowed directly on top of
a retaining wall. However, chain link fencing shall not be installed. This exception shall not be applied to
front yard setbacks, or clear vision areas, as defined by RMC 4 -11-030, Definitions C.
b. Fences and Hedges Adjacent to Retaining Walls: Fences or hedges adjacent to retaining walls with a
combined height that exceeds the allowed height of a standalone retaining wall shall be set back by a minimum
of two feet (2'); this area shall be landscaped as if it were a terrace. If a fence is placed any distance within the
property line, the property owner continues to be responsible for the property on both sides of the fence.
c. Materials: Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. Other materials may be used
with the Administrator’s approval.
d. Setback from Public Rights-of-Way: There shall be a minimum three-foot (3') landscaped setback at the
base of retaining walls abutting public rights-of-way. Landscaping shall include a mixture of shrubs and
groundcover (trees are optional) in conformance with the standards of RMC 4 -4-070H4, Perimeter Parking Lot
Landscaping.
e. Terracing: Terracing is the act of forming hillside into a number of level flat areas (terraces) between
retaining walls, which is often used when the maximum height of a single retaining wall is insufficient. The
following standards shall apply to terraced slopes:
i. Terrace Width: No portion of a retaining wall shall be measured as part of the terrace width. The width
of a terrace shall be equal to the height of the tallest abutting retaining wall; however, the minimum terrace
width shall be two feet (2'). Terrace width shall be measured from the back edge of a lower retaining wall
to the foremost edge of the immediately succeeding and higher retaining wall. (Ord. 5828, 12 -12-2016)
ii. Terrace Landscaping: Terraces created between retaining walls shall be permanently landscaped with
a mixture of shrubs and groundcover (trees are optional) in conformance with the standards of RMC
4-4-070, Landscaping. Landscaping provided in front of retaining walls and within terraces shall
contribute to any landscaping required by RMC 4 -4-070F; the Administrator may grant exceptions for
required trees based on land constraints.
f. Grading: For land area that is not between two (2) retaining walls (i.e., not a terrace), the lower soil grade
(i.e., ground at the bottom of a retaining wall’s exposed surface) and the upper soil grade (i.e., ground at the top
a retaining wall) abutting a retaining wall shall be level for a horizontal distance (measured perpendicularly to
the wall) equaling one foot (1') for every one foot (1') in height of the retaining wall.
g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant
modifications to this Section’s retaining wall standards. Approval of a modifications permit may include
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 331/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
conditions such as, but not limited to, increased setbacks, additional landscaping, a requirement to terrace or
specific materials to be used. (Ord. 6047, 12-13-2021)
D. STANDARDS FOR RESIDENTIAL ZONES:
1. Maximum Height: In any residential zone, the maximum height of any fence, hedge or retaining wall shall be
seventy-two inches (72"), subject to further height limitations as specified in subsection D2 of this Section.
2. Height Limitations within Setbacks:
a. Front Yard Setbacks: Fences, hedges, or retaining walls shall not exceed forty-eight inches (48") in height
within any part of the front yard setback. In no case shall a fence, hedge, or retaining wall exceed forty -two
inches (42") in height in any part of the clear vision area as defined by RMC 4 -11-030, Definitions C.
b. Side Yard Setbacks: Fences, hedges, or retaining walls shall not exceed seventy -two inches (72") in height
within any part of the interior side yard setback to the point where they intersect the front yard setback or a
secondary front yard setback, in which case they shall be governed by the applicable limitations of the front
yard or secondary front yard setbacks.
c. Secondary Front Yard Setbacks: Fences, hedges, or retaining walls shall not exceed forty -eight inches
(48") in height within any part of the secondary front yard setback. In no case shall a fence, hedge, or retaining
wall exceed forty-two inches (42") in height in any part of the clear vision area as defined by RMC 4 -11-030,
Definitions C.
d. Rear Yard Setbacks: Fences, hedges, or retaining walls shall not exceed seventy-two inches (72") in height
within the rear yard setback except the fence, hedge, or retaining wall shall not exceed forty -eight inches (48")
in height where the rear yard abuts a public or private street.
e. Fence Height Exception for Secondary Front Yard Setbacks and Rear Yard Setbacks Abutting a
Street: Fences over forty eight inches (48") and up to seventy two inches (72") in height may be installed
within secondary front yard setbacks and rear yard setbacks that abut a street, excepting any portion within a
front yard setback or clear vision area, if all of the following criteria are met:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 332/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. Fencing materials such as wrought iron, cedar wood, or similar shall be used. Chain link fencing is
prohibited.
ii. The fence is set back at least eight feet (8') from the subject property line.
iii. Within the minimum eight feet (8') fence setback, irrigated or drought -tolerant landscaping that
complies with the standards of RMC 4-4-070.(I-L.1)(P-Q) shall be installed and continuously maintained
so that plantings provide total coverage of the area within three (3) years based on the following standards:
(a) Ground Cover: Eighteen (18) ground cover plants per five (5) linear feet of landscaping strip.
(1) Minimum four-inch (4") pots.
(2) Mulch must be confined to areas underneath plants and is not a substitute for ground cover plants.
(b) Shrubs: Eight (8) low shrubs per five (5) linear feet. Up to fifty percent (50%) of shrubs may be
deciduous:
(1) Required Low Shrub: Mature size under three feet (3') tall. Minimum size at planting: one or two
(2) gallon pot or balled and burlapped equivalent.
(2) Optional Medium Shrubs: Medium shrubs may be installed in place of required low shrubs. One
medium shrub shall count as two (2) low shrubs. Mature size from three feet (3') to six feet (6') tall.
Minimum size at planting: two (2) or three (3) gallon pot or balled and burlapped equivalent.
iv. The plants shall be planted in a triangular pattern with approximately even spacing, depending on the
plant material.
v. Plants listed as a nuisance or prohibited by King County are prohibited in required landscaped areas.
vi. Planting of a hedge or plantings that will grow to become a hedge are prohibited to be within the
required landscaping area between the property line and fence.
vii. The finished face of the fence shall be oriented to the street.
viii. No fence, hedge, or retaining wall shall exceed forty two inches (42") within any clear vision area, as
defined by RMC 4-11-030, Definitions C.
ix. As an alternative to these standards, an applicant may apply for a special administrative fence permit
per subsection G of this Section.
(Ord. 5518, 12-14-2009; Ord. 5798, 4-25-2016; Ord. 5841, 6-12-2017)
3. Gate Required: Residential fences, retaining walls or hedges along rear lot lines of interior lots abutting alleys
shall have an access gate to the alley.
4. Electric and Barbed Wire Fences: Electric and/or barbed wire fences may be permitted by special
administrative fence permit in all residential zones in cases where large domestic animals are being kept; provided,
that additional fencing or an Administrator approved barrier is erected along the property lines. (Ord. 5578,
11-15-2010; Ord. 5702, 12-9-2013; Ord. 5798, 4-25-2016; Ord. 6047, 12-13-2021)
E. STANDARDS FOR COMMERCIAL AND INDUSTRIAL ZONES:
1. Maximum Height: The maximum height of any fence, hedge or retaining wall shall be eight feet (8'), subject to
further height limitations as specified in subsection E2 of this Section, provided the fence, hedge, or retaining wall
does not pose a traffic vision hazard.
2. Additional Height Limitations in Commercial Zones:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 333/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Front Yard: Fences, hedges, or retaining walls shall not exceed forty eight inches (48") in height within
fifteen feet (15') of the front yard property line. In no case shall a fence, hedge, or retaining wall exceed forty
two inches (42") in height in any part of the clear vision area as defined by RMC 4 -11-030, Definitions C.
b. Secondary Front Yard: Fences, hedges, or retaining walls shall not exceed forty eight inches (48") in
height within fifteen feet (15') of the secondary front yard property line. In no case shall a fence, hedge, or
retaining wall exceed forty two inches (42") in height in any part of the clear vision area as defined by RMC
4-11-030, Definitions C.
c. Rear Yard: Fences, hedges, or retaining walls shall not exceed forty eight inches (48") in height within
fifteen feet (15') of a rear yard property line that abuts a public street.
(Ord. 6094, 11-28-2022)
3. Material Limitations in Commercial Zones: Chain-link fencing within the Center Downtown (CD) Zone is
prohibited. Chain-link fencing within all other commercial zones shall be coated with black, brown, grey, or green
bonded vinyl.
4. Landscaping: Fences, hedges, and retaining walls shall not stand in or in front of any required landscaping. If a
new or replaced fence is proposed within fifteen feet (15') of a public street on a site that is nonconforming with
regard to street frontage landscaping requirements per RMC 4 -4-070F1, the site shall be brought into compliance
with street frontage landscaping requirements prior to fence installation.
5. Electric Fences: Electric fences are permitted in all industrial zones and may be permitted by special
administrative fence permit in all commercial zones. All electric fences shall be posted with permanent signs a
minimum of thirty six (36) square inches in area at intervals of fifteen feet (15') stating that the fence is electrified.
Electric fences and any related equipment and appliances must be installed in accordance with the manufacturer’s
specifications and in compliance with the National Electrical Code.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 334/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
6. Barbed Wire Fences: Barbed wire fences are permitted in all industrial zones and may be permitted by special
administrative fence permit in all commercial zones. Barbed wire may only be used on top of fences at least six feet
(6') high.
7. Bulk Storage Fences: See RMC 4-4-110, Storage, Bulk. (Ord. 5153, 9-26-2005; Ord. 6047, 12-13-2021)
F. VARIATION FROM FENCE OR HEDGE STANDARDS:
1. A property owner proposing to vary the standards for a fence or hedge on a lot with special circumstances may
submit an application to the Department for a special administrative fence permit or a variance. Requests shall be
evaluated as follows:
a. A special administrative fence permit application shall be evaluated for any proposal to increase a permitted
fence or hedge height allowance from forty eight inches (48") up to seventy two inches (72") within the
setbacks of front yards, secondary front yards, or rear yards abutting a public or private street and/or proposals
to modify fence height exception criteria set forth in subsection D2e of this Section. The written application
shall include a letter of justification, site plan, and typical elevation, together with the current permit fee. The
Department’s staff shall review the application and prepare a written determination based upon criteria listed in
subsection G of this Section, Special Administrative Fence Permits.
b. A variance application shall be evaluated for any proposed fence or hedge greater than seventy two inches
(72") in height anywhere within a residential zone or within fifteen feet (15') of the property lines of a front
yard, secondary front yard, or rear yard abutting a public street in any commercial zone. A variance is also
required for any proposed fence or hedge greater than eight feet (8') in height within commercial and industrial
zones.
2. Clear Vision Area: The fence proposed for special permits shall have no portion in the clear vision area over
forty two inches (42") in height. The location and height of the fence must not obstruct views of oncoming traffic, or
views from driveways. (Ord. 5450, 3 -2-2009; Ord. 6047, 12-13-2021; Ord. 6094, 11-28-2022)
G. SPECIAL ADMINISTRATIVE FENCE PERMITS:
1. Applicability: Proposals on lots with special circumstances, such as corner lots or lots with multiple street
frontages, that seek to modify residential height limitations within setbacks, residential fence height exception for
secondary front yard setbacks and rear yard setbacks abutting a street criteria, or additional height limitations in
commercial zones may apply for a special administrative fence permit. Special lot circumstances may include lot
orientation, multiple street frontages or other circumstances as determined by the Administrator.
2. Evaluation Criteria: The Administrator may approve the issuance of special fence permits; provided, that the
following criteria can be met:
a. The proposed fence or hedge is not out of character with the surrounding neighborhood;
b. The proposed fence or hedge does not detract from the quality of the environment by being out of scale or
creating vast blank walls along public roadways;
c. The proposed fence or hedge complements the environment it serves in an aesthetically pleasing manner;
d. The proposed fence or hedge does not present a hazard to vehicular or pedestrian traffic; and
e. The proposed fence or hedge is necessary due to special lot circumstances. (Ord. 5450, 3 -2-2009; Ord. 5578,
11-15-2010)
3. Acceptable Measures to Meet Criteria: Acceptable measures to achieve these criteria include, but are not
limited to, the following:
a. Permanent landscaping along the front of the fence;
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 335/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Quality fence material, such as cedar fencing;
c. Modulation of the fence;
d. Similar design and material as other fences in the surrounding neighborhood;
e. Increased setbacks from the abutting sidewalk;
f. Ornamental materials or construction treatment, such as wrought iron;
g. Orientation of the finished face of the fence toward the street;
h. The fence is at least fifty percent (50%) transparent; and
i. Other comparable construction or design methods. (Amd. Ord. 5008, 4 -28-2003; Ord. 5676, 12-3-2012; Ord.
6047, 12-13-2021; Ord. 6094, 11-28-2022)
H. COMPLIANCE:
Fences that do not comply with these regulations must be brought into compliance within six (6) months from the
date of notice of a fence violation from the City. (Ord. 4056, 4 -13-1987; Ord. 5747, 1-12-2015)
4-4-045 HOMELESS SERVICES USE:
A. PURPOSE:
The purpose of this Section is to provide zoning and land use regulations for homeless services uses that are
proposed to or that do primarily provide shelter to one or more populations of people experiencing or transitioning
from homelessness.
B. APPLICABILITY:
This Section applies to all homeless services uses, except as expressly set forth in this Section. This Section does not
apply to:
1. Uses allowed under a temporary use permit issued pursuant to the terms of RMC 4 -9-240, Temporary Use
Permits; and uses temporarily allowed pursuant to RMC 4 -2-060G and 4-2-080A101 (including a COVID-19
deintensification shelter);
2. Religious organizations hosting the homeless within buildings on their property under the terms of RCW
35A.21.360 (Hosting the homeless by religious organizations – When authorized – Requirements – Prohibitions on
local actions);
3. Social service organizations;
4. Unrelated individuals living together as a “family” pursuant to the definition contained in RMC 4-11-060; and
5. Housing for which the tenants fall under the protections of Chapter 59.18 RCW.
C. DEFINITIONS:
1. Definitions Applicable to Terminology Used in This Section: See also definitions in chapter 4-11 RMC.
a. “Code of conduct” is an agreement on rules of behavior between occupants of a homeless services use and
operators and providers offering a homeless services use at a specific location. The code of conduct is intended
to protect the health, safety, and welfare of the occupants and employees of the homeless services use, and the
surrounding residents and businesses.
b. “Funder” means any person, partnership, corporation, or other organization of any kind that provides funding
to establish, construct, or operate a homeless services use.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 336/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Good neighbor agreement (GNA). Reserved.
d. Homeless services use. See definition in RMC 4-11-080.
e. “Homelessness” refers to the state of a person or group of persons who lacks a fixed, regular, and adequate
nighttime residence, meaning: (i) Has a primary nighttime residence that is a public or private place not meant
for human habitation; (ii) is living in a publicly or privately operated shelter designated to provide temporary
living arrangements (including congregate shelters, transitional housing, and hotels and motels paid for by
charitable organizations or by federal, state, and local government programs); or (iii) is exiting an institution
where (s)he/it has resided for ninety (90) days or less and who resided in an emergency shelter or place not
meant for human habitation immediately before entering that institution.
f. “Operator” means any person, partnership, business, corporation, or other organization of any kind that
proposes to site and operate or does operate a homeless services use in the City.
g. “Provider” means any person, partnership, business, corporation, or other organization of any kind that
provides supportive services to a homeless population accessing a homeless services use.
h. “Safety and security plan” refers to a plan developed by the operator and updated to reflect input provided by
the Renton Police Department to address security concerns regarding a homeless services use that is proposed
at a specific location.
i. “Standard operating procedures” refer to a plan developed by the operator that addresses the elements
required by subsection F2e of this Section.
j. “Supportive services” are those provided to occupants of a homeless services use for the purpose of
facilitating their independence and include, but are not limited to, services such as case management, food or
meals, medical treatment, psychological counseling, childcare, transportation, and job training.
D. APPROVAL PROCESS REQUIRED:
A homeless services use requires a conditional use permit, approved by a Hearing Examiner and processed pursuant
to the provisions of RMC 4-9-030 and the provisions of this Section. As an alternative to the conditional use permit
process, if requested by the applicant and recommended by the Mayor, an applicant for a homeless services use may
request the Council approve a negotiated development agreement under the provisions of RCW 36.70B.170 through
36.70B.210. The City Council’s decision to enter into a development agreement is a discretionary legislative
decision and approval of such agreement is not subject to the criteria in subsection H of this section or the submittal
requirements in subsection F of this section, but related information may be incorporated into a negotiated
development agreement.
E. PREAPPLICATION PROCESS:
1. Preapplication Materials: A neighborhood meeting is recommended but not required pursuant to RMC
4-8-100A prior to submittal of an application for a conditional use permit for a homeless services use.
2. Preapplication Neighborhood Meeting: Reserved.
3. Preapplication Site Inspection by the City: Reserved.
F. SUBMITTAL REQUIREMENTS:
1. An applicant seeking to establish a homeless services use is required to submit application materials that meet the
submittal requirements for a conditional use permit as required by RMC 4 -8-120.
2. In addition to the applicable conditional use permit submittal requirements identified in subsection F1 of this
Section, information identified in this subsection shall also be included with the permit application. An application
that does not contain the information listed in this subsection shall not be considered complete. All applications for
homeless services use shall include the following:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 337/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. A description of the homeless population to be served by the proposed homeless services use, dates and
times of operation, and associated occupancy targets.
b. A statement of the operator’s experience at providing homeless services, including examples of similar
facilities managed by the operator.
c. Reserved.
d. Reserved.
e. A standard operating procedures plan including, but not limited to:
i. A description of how the proposed homeless services use will serve the homeless population that will be
accommodated by the use;
ii. A description of staffing for the proposed homeless services use based on anticipated population size
and needs and the training provided to staff hired to fulfill the identified staffing demand;
iii. A description of the anticipated providers that will serve the population that will be accommodated by
the homeless services use;
iv. A description of the known funders for the homeless services use;
v. A description of the procedures used to manage intake of the homeless population that is proposed to be
served;
vi. A plan for encouraging prospective occupants to provide personal identification for inclusion in the
Homeless Management Information System (HMIS) to help increase opportunities to provide access to
housing and services and to secure public funding for the proposed homeless services use;
vii. Reserved;
viii. Where applicable, a plan to ensure that school-aged residents of the use are enrolled in school during
their stay;
ix. Identification of a primary point of operator contact for assistance and referrals to send homeless
individuals seeking services;
x. Reserved;
xi. A description of how the operator will inform and educate occupants of the homeless services use
regarding the code of conduct (described in subsection F2f of this Section); and
xii. A description of consequences to be imposed for violating the code of conduct.
f. A code of conduct that applies within the homeless services use site to all individuals granted access to the
proposed homeless services use and that includes, but is not limited to, the following terms:
i. Respect the rights of property owners to restrict access to areas of their property that are not open to the
public;
ii. Maintain the site in a safe and habitable condition;
iii. Do not possess or use illegal substances;
iv. Respect State law restrictions on smoking and use designated smoking areas where provided; and
v. Comply with City of Renton regulations governing public conduct.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 338/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
g. A safety and security plan describing measures that the operator will employ to promote the safety of shelter
occupants and surrounding residents and businesses, including but not limited to:
i. Criteria for rejection or removal of an individual seeking access to the proposed homeless services use;
ii. A plan for deployment (including time, place and manner) of security patrols;
iii. A plan to address any behavior exhibited by clients of the homeless services use provider within a
homeless services use and its site that threatens the safety of occupants or employees of the use, and a
description of the consequences for engaging in such behavior;
iv. Reserved;
v. Reserved;
vi. A plan for managing individuals excluded from accessing the proposed homeless services use;
vii. A plan for coordination between the operator, public safety officers (e.g., police, fire, etc.), and any
private security forces employed by surrounding property and business owners to ensure timely
information sharing;
viii. Provision of a phone number, email address, and point of contact at the site of the proposed homeless
services use for the community to report concerns;
ix. A plan for addressing reported concerns and documenting resolution, and sharing this information with
relevant neighbors, as applicable to the concern; and
x. Identification of performance metrics that will be used to track compliance with the safety and security
plan.
h. Reserved.
G. GOOD NEIGHBOR AGREEMENT PROCESS REQUIRED:
Reserved.
H. CITY APPROVAL REQUIREMENTS FOR HOMELESS SERVICES USES:
1. Applicability of City Review Process: Unless approved by way of development agreement, a homeless services
use requires approval of a conditional use permit by a Hearing Examiner. The conditional use permit shall be
reviewed pursuant to RMC 4-9-030 as enhanced by the provisions of this Section.
2. Decision Criteria Applicable to Conditional Use Permits for a Homeless Services Use: The City may deny,
approve, or approve with conditions a conditional use permit application for a homeless services use. A permit
application shall not be approved or approved with conditions unless the applicant demonstrates that:
a. The proposal complies with the conditional use permit decision criteria of RMC 4 -9-030D;
b. The proposal complies with the applicable requirements of the RMC;
c. The proposal includes a standard operating procedures plan meeting the requirements of subsection F2e of
this Section;
d. The proposal includes a code of conduct meeting the requirements of subsection F2f of this Section;
e. The proposal includes a safety and security plan meeting the requirements of subsection F2g of this Section
and incorporating the feedback provided by the Renton Police Department; and
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 339/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
f. The proposal addresses all applicable design guidelines and development standards of this Section and any
applicable land use district overlay in a manner which fulfills their purpose and intent.
3. Minimum required notice and public engagement procedures for homeless services uses shall include the
following:
a. Reserved.
b. Reserved.
c. Notice of an application to establish any homeless services use shall be provided pursuant to RMC 4 -8-090.
4. Administrator’s Recommendation:
a. A written report of the Administrator shall be prepared in response to the approval criteria and public
comment.
b. Notice of Availability of the Administrator’s Recommendation: Notice of the availability of the
Administrator’s recommendation shall be provided pursuant to RMC 4 -8-090.
5. Modifications to a Homeless Services Use: Conditions of approval for a homeless services use apply for the life
of the project. Changes to an approved conditional use permit for a homeless services use shall be subject to the
revision criteria for conditional use permits in RMC 4 -9-030J, Conditional Use Permits: Major and Minor Revisions.
I. DEVELOPMENT STANDARDS/USE REQUIREMENTS:
1. General Development Requirements: Applicable general development requirements (including, but not limited
to, zoning and land use standards, street and utility standards, and the uniform codes for building, mechanical,
plumbing, electrical, fire protection, and property management) shall be met unless specifically modified by the
terms of this Section or by State law when applied to a homeless services use.
2. Parking Requirements: In addition to the terms of RMC 4-4-080, the following requirements apply to all
homeless services uses:
a. Number of Parking Stalls: Homeless services uses are unspecified under the terms of RMC 4 -4-080F10d,
and required parking stalls shall be established by the Administrator and approved by the Hearing Examiner.
b. Overnight Camping is Prohibited: Camping is prohibited in areas that provide accessory parking for the
homeless services use.
3. Occupancy Limits and Size-Related Development Standards:
a. All homeless services uses shall comply with occupancy limitations contained in applicable building and fire
codes and ordinances adopted or amended by the City.
b. In commercial and industrial zones where homeless services are permitted, such facilities shall not provide
sleeping accommodations for more than one hundred (100) occupants, or up to one hundred and fifteen (115)
residents if there is a written agreement with the City to designate at least fifteen percent (15%) of the sleeping
units to those currently experiencing homelessness in the City.
c. Within the R-1 Zone, homeless services uses shall not provide sleeping accommodations for more than ten
(10) occupants including staff. Within the R-10 and R-14 Zones, homeless services uses shall not provide
sleeping accommodations for more than fourteen (14) occupants including staff.
d. Homeless services uses shall locate greater than one-half (0.5) mile from any other homeless services use,
unless they do not serve more than a combined one hundred fifteen (115) residents.
e. Facilities with more than fifty (50) beds shall locate within one (1) mile of a public transit stop.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 340/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Minimum Requirements:
a. Homeless Services Uses in General:
i. Toilet, bathing, sleeping, laundry, and storage facilities to meet the demands anticipated by the homeless
services use provider.
ii. Designated smoking areas located a minimum of twenty-five feet (25') from perimeter property lines
with appropriate cigarette disposal facilities.
iii. Staffing provided during operating hours for each homeless services use.
iv. Designated and dignified privacy areas to meet the needs of the anticipated homeless population that is
proposed to be served (e.g., lactation rooms, medical/counseling rooms, caseworker consultation spaces,
etc.).
v. A permanent address to meet the needs anticipated by the homeless services use provider.
vi. A final safety and security plan updated after any comments have been received on the plan from the
Renton Police Department.
b. For Overnight Shelters: Overnight sleeping accommodations that do not exceed one hundred (100) beds.
J. ADDITIONAL DESIGN REQUIREMENTS:
1. Crime Deterrence: Reserved.
2. Common Areas: Common areas shall be provided to enhance resident enjoyment through inclusion of features
such as libraries, roof decks, patios, and gardens.
K. MITIGATION MEASURES:
The City may impose conditions relating to the development, design, use, or operation of a homeless services use to
mitigate environmental, public life, safety, or welfare, or other identifiable impacts.
L. INDEPENDENT TECHNICAL REVIEW:
The City may require the applicant to pay for independent technical review by a consultant retained by the City for
review of materials submitted by the applicant to demonstrate compliance with the requirements of this Section.
(Ord. 5996, 12-14-2020; Ord. 6019, 6-14-2021; Ord. 6026, 9-20-2021)
4-4-050 GARAGE SALES – REQUIREMENTS FOR:
A. APPLICABILITY:
A garage sale which does not comply with the following conditions shall be considered a business and must be
brought into compliance with all requirements for business uses, including compliance with the Zoning Code.
B. CONDITIONS:
Conditions for garage sales shall include:
1. Maximum Time and Number: Incidental garage sales consisting of no more than one such sale per calendar
quarter, and no more than three (3) within the same calendar year and with no such sale continuing for more than
two (2) days.
2. Supervision of Vehicles Required: Garage sales shall be supervised and are the responsibility of the occupant or
the tenant who occupies the dwelling unit. This person shall not permit vehicles to impede the passage of traffic on
any roads or streets in the area of the person’s property.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 341/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Use of Right-of-Way Prohibited: Goods are not to be displayed in public rights-of-way.
4. Signage Installation and Removal Requirements: Signs advertising such sales shall not be attached to any
public structures, signs or traffic control devices or utility poles.
Signs may only be placed on property owned by the person conducting the sale or on property where an owner gives
consent to post such sign. All such signs shall be removed twenty four (24) hours after the sale is completed.
5. Special Restriction for Self Storage Uses in RM-F Zone: No garage, yard, or estate sales are allowed from
leased storage units. (Ord. 4736, 8-24-1998)
C. VIOLATIONS OF THIS SECTION AND PENALTIES:
Any person in violation of this Section shall be informed in writing of the violation and shall be given fourteen (14)
days to comply with this Section. Following this action, if a subsequent garage sale is conducted in violation of this
Section, each day the sale is conducted shall be considered a separate violation and shall be subject to the following
penalty.
Any person conducting any “garage sale” as defined herein in RMC 4 -11-070 without being properly licensed
therefor or who shall violate any of the other terms and regulations of this Section shall be guilty of a misdemeanor
subject to RMC 1-3-1. (Ord. 4493, 1-23-1995; Ord. 5159, 10-17-2005)
4-4-055 SHORT-TERM RENTALS:
A. APPLICABILITY:
The standards of this Section apply to the short-term rental of a dwelling unit or portion thereof. For the purposes of
this Section, it shall be determined that a dwelling unit is being used as a short-term rental if the owner or person in
charge of such real property advertises their property for overnight accommodations for any period less than thirty
(30) continuous days. (Ord. 6068, 6-13-2022)
B. REQUIREMENTS:
1. Business License: Owners of property used as a short-term rental must obtain a City of Renton Business License.
2. Owner-Occupancy: The dwelling must be owner-occupied if multiple parties rent at the same time.
3. Maximum Number of Guests: The number of guests, and owners or related family if the unit is owner -occupied
during rentals, is limited to two (2) per bedroom.
4. Off-Street Parking: Off-street parking shall be provided pursuant to Title IV RMC. One additional space is
required if the unit is owner-occupied.
5. Safety Regulations: Property used as a short-term rental shall comply with applicable International Fire Code
and Prevention Regulations (RMC 4-5-070), and have a safety sign/map in each bedroom that shows the location of
fire extinguishers, gas shut-off valves, and exits.
6. Property Maintenance: Property used as a short-term rental shall comply with International Property
Maintenance Code (RMC 4-5-130).
C. VIOLATIONS OF THIS SECTION AND PENALTIES:
Any person in violation of this section shall be guilty of a misdemeanor, subject to RMC 1 -3-1. (Ord. 5904,
12-10-2018)
4-4-060 GRADING, EXCAVATION AND MINING REGULATIONS:
A. PURPOSE:
It is the purpose of this Section to:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 342/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Provide a means of regulating mining, excavation and grading to promote the health, safety, morals, general
welfare and esthetics in the City of Renton.
2. Promote the progressive rehabilitation of mining, excavation and grading sites to a suitable new use.
3. Protect those areas and uses in the vicinity of mining, excavation and grading activities against detrimental
effects.
4. Promote safe, economic, systematic and uninterrupted mining, excavation and grading activities within the City of
Renton.
5. Minimize adverse stormwater impacts generated by the removal of vegetation and alteration of landform in order
to comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) Phase II
Municipal Stormwater Permit.
6. Protect water quality from the adverse impact associated with erosion and sedimentation in order to comply with
the requirements of the National Pollutant Discharge Elimination System (NPDES) Phase II Municipal Stormwater
Permit. (Ord. 5526, 2-1-2010)
B. SCOPE:
1. Applicability: All mining, excavation and grading activities within the City of Renton shall be subject to the
terms and conditions of this Section. All such activities shall be further in compliance with chapter 78.44 RCW and
subject to the terms of this Section.
2. Application Required for Existing Activities: The owner or operator of such activities in the City at the time of
the adoption of this Section shall make the initial application within thirty (30) days and the entire application within
ninety (90) days of the effective date of this Section.
3. Application Required for Activities Annexed into City: The owner or operator of such activities annexed
subsequent to the adoption of this Section shall make the initial application within thirty (30) days and the entire
application within ninety (90) days from the date of annexation.
4. Time for Compliance: All such existing activities shall comply fully with all provisions of this Section within
the period of time established by this Section except such activities which are not existing at the date of the adoption
of this Section shall conform to all provisions of this Section prior to the beginning of their operation.
C. GENERAL:
1. Landscaping: Existing vegetation in any required setback shall be preserved or landscaping shall be planted to
prevent erosion and reduce the dust, mud and noise generated on the proposed reuse of the site. Around the
periphery of the site, except where the proposed reuse of the site requires the lack of vegetation, the applicant shall
landscape in such a manner as to result in reasonable screening. Trees planted shall be at least four feet (4') in
height. In those areas that have been rehabilitated and are designated to be planted according to the proposed reuse
of the site, the appropriate plantings shall be done as soon as possible to provide mature plants for the new use.
2. Screening: With the exception of offices, every effort shall be made to screen effectively all structures and
activities to minimize detrimental effects on adjacent or abutting property. Screening may include but is not limited
to landscaping, berms with landscaping, and a screening fence. (Ord. 5676, 12 -3-2012)
3. Natural Stream Courses: Every effort shall be made to preserve perennial and intermittent streams and their
surrounding vegetation. (Ord. 2820, 1 -14-1974, eff. 1-19-1974)
4. 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 Surface Water Design Manual may be proposed between the dates of October 1st and
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 343/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
April 30th of each year. The Development Services Division’s approval of this work is required prior to final
inspection and approval of the permit. (Ord. 4703, 2-2-1998; Ord. 5526, 2-1-2010)
5. Conformance with RCW: This Section conforms to the requirements of chapter 78.44 RCW which regulates
surface mining in the State of Washington. (Ord. 2820, 1 -14-1974, eff. 1-19-1974)
6. Notification of Noncompliance: It shall be the responsibility of the certifying engineer on any grading project to
advise immediately any discrepancies, hazardous conditions or problems affecting safety and stability of the project
to the person in charge of the grading work and subsequently in writing to the grading operator and to the Building
Department. Recommendations for corrective measures, if necessary, shall be provided in the correction notices.
7. Transfer of Responsibility for Work: If at any time the grading operator changes the certifying engineer or a
different ownership or responsible party occurs, the operator shall notify the Building Department in writing within
ten (10) days and shall specify the new civil engineer or owner. The owner or grading operator shall not be relieved
of any responsibility relative to the safety and conduct of a grading operation by virtue of changing engineering
advisors.
8. Stop Work Order: Should hazardous conditions occur in either engineered grading or regular grading, the
Building Department inspector shall have the responsibility and authority to issue a partial or total stop work order.
9. Emergency Permits: Upon application to the Development Services Division, supported by those plans adequate
for the Director of the Development Services Division to make a decision, there may be declared an emergency and
the Director may issue an emergency fill and grade permit. In order for there to be declared an emergency, there
must be a declaration from a State or Federal regulatory agency that an emergency condition exists that threatens
public safety, health or welfare, or the Development Services Division Director must be presented with independent
evidence that there exists an emergency that imminently threatens public safety, health or welfare, and further that
there exists inadequate time to obtain a fill and grade permit. Before the emergency permit can be issued, the
Director must ensure that environmental review has been completed by the Environmental Review Committee or is
under the supervision of a Federal or State agency that has conducted environmental review. As part of any
emergency grading, the applicant for an emergency permit must provide a disposal plan of the materials satisfactory
to the Director, including routing of any vehicles transporting any contaminated, dangerous or toxic materials. Any
fill to be installed must comply with the requirements of this Section concerning the contents of the fill. An
emergency fill and grading permit shall be for the minimum time and minimum volume necessary to avoid the
emergency. (Ord. 4102, 12-14-1987, eff. 12-19-1987)
D. GENERAL EROSION AND SEDIMENT CONTROL STANDARDS:
1. Erosion and Sediment Control Required: A person who clears, grades or otherwise disturbs a site shall provide
erosion and sediment control that prevents, to the maximum extent practicable, the transport of sediment from the
site to drainage facilities, water resources and adjacent properties. Erosion and sediment controls shall be applied as
specified by the temporary erosion and sediment control measures and performance criteria and implementation
requirements in the Surface Water Design Manual adopted in accordance with RMC 4 -6-030.
2. Seasonal Limitations: From October 1st through April 30th, which is the seasonal limitation period, clearing and
grading shall only be permitted if shown to the satisfaction of the Director that runoff leaving the construction site
will comply with the erosion and sediment control measures and performance criteria and implementation
requirements in the Surface Water Design Manual through a combination of the following:
a. Site conditions including vegetative coverage, slope, soil type and proximity to receiving waters; and
b. Proposed limitations on activities and the extent of disturbed areas; and
c. Proposed erosion and sedimentation control measures.
3. Expansion or Restriction of Seasonal Limitations: Based on the information provided under subsection D1 of
this Section, the Community and Economic Development Administrator may expand or restrict the seasonal
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 344/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
limitations on site disturbance. The Administrator shall set forth in writing the basis for approval or denial of
clearing or grading during the seasonal limitation period. (Ord. 5676, 12 -3-2012)
4. Approved Erosion and Sediment Control Plan Required: During the seasonal limitation period, clearing and
grading will be allowed only if there is installation and maintenance of an erosion and sedimentation control plan
approved by the City of Renton Development Services Division that defines any limits on clearing and grading or
specific erosion and sediment control measures required during the seasonal limitation period. The Development
Services Division may require or approve alternate best management practices.
5. Violation: If, during the course of construction activity or soil disturbance during the seasonal limitation period,
silt-laden runoff violating standards in the Surface Water Design Manual leaves the construction site or if clearing
and grading limits or erosion and sediment control measures shown in the approved plan are not maintained, the
department inspector shall have the responsibility and authority to issue a partial or total stop work order.
6. Continued Violation: If the erosion and sediment control problem defined in the stop work order is not
adequately repaired within twenty four (24) hours of issuance, then a notice and order may be issued to install
adequate erosion and sediment control measures to stop silt-laden runoff from leaving the site. The order may also
require the property owner to discontinue any further clearing or grading, except for erosion and sediment control
maintenance and repair, until the following April 30th. (Ord. 5526, 2 -1-2010)
E. BOND REQUIRED TO COVER COSTS OF REHABILITATION:
The Development Services Division shall require bonds amounting to one and one -half (1-1/2) times the estimated
cost of rehabilitation to assure that the work, if not completed or proceeding in accordance with the approved plans
and specifications, shall be corrected. Such a bond shall be approved by the City Attorney and filed with the City
Clerk. In lieu of a surety bond, the applicant may file a cash bond or instrument of credit with the City Clerk in an
amount equal to that which would be required in the surety bond. The bond shall be conditioned upon the faithful
performance of the requirements as set forth in this Section. Any reclamation bonds posted with the State
Department of Natural Resources for surface mining permits may be applied on the bond requirements, insofar as
they pertain to the reclamation provisions of this Section. (Ord. 5526, 2 -1-2010)
F. INSPECTION:
1. Inspection Authorized: All operations regulated by this Section shall be subject to inspection by authorized
Development Services Division inspection personnel. When extraordinary or special problems or conditions are
involved, extra inspection of grading operations and special tests may be ordered by the City.
2. Entry to be Permitted: No owner or occupant or any other person having charge, care or control of any building,
land, structure, premises or portion thereof shall fail or neglect, after proper demand, to promptly permit lawful entry
thereon by the Development Services Division inspection personnel for the purpose of inspection and examination
pursuant to this Section. (Ord. 2820, 1-14-1974, eff. 1-19-1974; Amd. Ord. 3592, 12-14-1981; Ord. 5526, 2-1-2010)
G. RESTORATION OF HAZARD REQUIRED:
Whenever the Community or Economic Development Administrator determines that an existing site, as a result of
clearing or grading, excavation, embankment, or fill has become a hazard to life and limb, or endangers property, or
adversely affects the safety, use or stability of a public way or drainage channel, the owner of the property upon
which the clearing, grading, excavation or fill is located, or other person or agent in control of said property, upon
receipt of notice in writing from the Administrator, shall within the period specified therein restore the site affected
by such clearing or grading or repair or eliminate such excavation or embankment or fill so as to eliminate the
hazard and be in conformance with the requirements of this Chapter. (Ord. 5526, 2 -1-2010; Ord. 5676, 12-3-2012)
H. ENGINEERING GRADING REQUIREMENTS:
1. Reports Required: Soil engineering and geotechnical reports shall be required as defined in RMC 4 -11-190 and
4-11-190. During grading all necessary reports, compaction data and soil engineering and engineering geology
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 345/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
recommendations shall be submitted to the civil engineer and the Public Works Department by the soil engineer and
the engineering geologist. The Public Works Department may waive reports for minor grading operations.
2. Civil Engineer Responsibilities: For purposes of preparing and/or approving engineered grading plans, the
engineer shall be a professional engineer registered in the State to practice in the field of civil works. The civil
engineer shall be responsible for the plans, any special soil engineering and testing reports, design of drainage
facilities and structures, and be competent to recommend and obtain special tests, survey data, and geological or
hydraulic reports should they be necessary. The civil engineer shall provide an acceptable plan and report based on
good engineering practices and the requirements designated by the Public Works Department. He shall, upon return
of his plans, provide any corrections necessary and corrected copies for use of the City in reviewing the grading
work. The civil engineer shall be responsible for reporting monthly or more frequently on forms provided by the
Public Works Department:
a. Extent and location of grading.
b. All tests made or taken in conjunction with the grading operation.
c. Extent of drainage, structure, and safety activity report on the project.
d. Any special testing, as-built plans or revised requests necessary.
In addition, he shall certify to the safety and stability of the slopes, safety earthwork operation, and special problems
which might occur.
3. Soil Engineer Responsibilities: The soil engineer’s area of responsibility shall include but need not be limited to
the professional inspection and certification concerning the preparation of ground to receive fills, testing for required
compaction, stability of all finish slopes and the design of buttress fills, where required, incorporating data supplied
by the engineering geologist.
4. Engineering Geologist Responsibilities: The engineering geologist’s area of responsibility shall include but
need not be limited to professional inspection and certification of the adequacy of natural ground for receiving fills
and the stability of cut slopes with respect to geological matters, and the need for subdrains or other groundwater
drainage devices. He shall report his findings to the soil engineer and the civil engineer for engineering analysis.
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
5. Building Division Responsibilities: The Building Division shall inspect the project at frequent intervals to
determine that adequate control is being exercised by the operator and the civil engineer. Should hazardous
conditions occur, the Building Department inspector shall have the responsibility and authority to issue a partial or
total stop work order. (Ord. 2820, 1-14-1974, eff. 1-19-1974, Amd. Ord. 3592, 12-14-1981)
6. Specifications: A fence six feet (6') in height with openings no larger than two inches (2") (other than gates) may
be required for safety reasons completely around any area worked upon for which a permit is issued for engineered
grading prior to commencing any other work. All gates shall be locked when not in use and shall bear a sign
denoting danger.
7. Setbacks: Engineered grading sites may be required to have a peripheral area a maximum of seventy five feet
(75') in width which shall be retained in its natural topographic condition. The setback area shall be used for, but is
not limited to, access roads, planting, fencing, landscaped berms for screening purposes, employee and visitor
parking, offices, directional signs and business signs identifying the occupant. (Ord. 2820, 1 -14-1974, eff.
1-19-1974; Ord. 5526, 2-1-2010)
8. Contractors: During construction, flow control best management practices shall be protected consistent with the
Surface Water Design Manual. (Ord. 5828, 12 -12-2016)
I. REGULAR GRADING REQUIREMENTS:
1. Inspection, Testing and Reports: Inspection and testing by an approved testing agency including certification of
the excavated or filled areas may be required by the Building Division at any time the City’s authorized inspectors
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 346/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
believe problems may occur. Should special problems be indicated in regular grading, the Building Division may
require the owner or operator to submit engineering reports similar to engineered grading and may specify a time
period for compliance to prevent undue hazard. (Ord. 5526, 2 -1-2010)
J. WORK IN PROGRESS:
1. Maximum Slopes – Work in Progress: No slopes greater than one horizontal to one vertical will be permitted
for cuts, fills, or during excavations that exceed ten feet (10') in height without physical restraint by timbering or
approval by the Community and Economic Development Department of an engineering or geologist report assuring
slope will maintain its shape without undue risk of failing. (Ord. 2820, 1 -14-1974, eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981; Ord. 4835, 3-27-2000)
2. Safety: Workmen shall be allowed in the vicinity of the toe or top of slope only after close visual inspection of
slope to assure safety against breakage or sliding.
3. Clearing and Rounding Tops of Slopes: All trees, timber, stumps, brush or debris shall be cleared to a point at
least ten feet (10') back from the top of any slope involving cuts greater than ten feet (10'); provided, that exceptions
may be granted in areas where trees and brush have a significant role in maintaining slope stability. After
excavation, the top of all slopes shall be rounded to prevent a sheer breaking point.
4. Property and Setback Location: Property location and approved setbacks must be established and stakes set
under the supervision of a registered land surveyor. These stakes must be maintained in place until final inspection
of work so that the inspector can determine at any time if the excavation is properly located as related to the property
lines.
5. Maximum Noise Levels: Noise levels at all operations shall be controlled to prevent undue nuisance to the
public. Maximum allowable daytime sound pressure as measured in any residential zone shall not exceed the
following at least ninety percent (90%) of the time between the hours of seven o’clock (7:00) a.m. and eight o’clock
(8:00) p.m.
SOUND PRESSURE LEVELS
FREQUENCY
BAND IN
CYCLES/SECOND
SOUND PRESSURE
LEVEL IN DECIBELS
re. 0.0002
MICROBAR
25 – 300 80
300 – 2,400 70
Above 2,400 60
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
6. Permitted Work Hours: All mining, excavation and grading work done in residential areas or within three
hundred feet (300') of residential areas shall be between the hours of seven o’clock (7:00) a.m. and eight o’clock
(8:00) p.m., Monday through Friday, except repairs to machinery. Work may be permitted on Saturdays and
Sundays only if approved in writing in advance by the Administrator. The Administrator 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. (Ord. 3592, 12-14-1981, Amd. Ord. 4703, 2-2-1998)
7. Compliance with Pollution Control Regulations: Discharge of materials into the air or water shall be subject to
the requirements of the appropriate governing agency. (Ord. 2820, 1 -14-1974, eff. 1-19-1974)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 347/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
8. Control of Dust and Mud: Activities shall be operated so as to reduce dust and mud to a minimum. Unless
otherwise specified by the Public Works and Community and Economic Development Departments, operations shall
be conducted in accordance with the following standards:
a. Access Roads: Access roads shall be maintained in a condition that confines the mud and dust to the site.
Such roads shall be improved to a width sufficient to permit the unhindered movement of emergency vehicles.
One-way roads shall have bypass routes to permit the movement of emergency vehicles.
b. Dozing and Digging: Dozing, digging, scraping and loading of excavated materials shall be done in a
manner which reduces to the minimum level possible the producing of dust and mud. (Ord. 2820, 1 -14-1974,
eff. 1-19-1974, Amd. Ord. 3592, 12-14-1981)
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 ponds or other acceptable methods. No toxic
materials shall be allowed to wash from the site or be discharged into receiving watercourses. (Amd. Ord. 4963,
5-13-2002)
10. Appearance: All activities under the jurisdiction of this Section shall be operated and maintained in a neat and
orderly manner, free from junk, trash, or unnecessary debris. Buildings shall be maintained in sound conditions, in
good repair and appearance. Salvageable equipment stored in a nonoperating condition shall be suitably screened or
garaged. Landscaping adjacent to and around the main entrance(s) and office shall be sufficiently watered and cared
for to insure its health and well-being. (Ord. 5526, 2-1-2010)
11. Soil Compaction: After grading, permeability of soils shall be reestablished in areas intended for stormwater
management and infiltration or areas not required to have a structural capacity such as future lawn and open space
areas. Techniques may include deep-tilling and loosening soils compacted during site grading in order to restore
their natural infiltration capacity. (Ord. 5828, 12 -12-2016)
K. SURFACE WATER:
1. Polluted or Stagnant Water Prohibited: Under no circumstances shall stagnant or polluted waters be permitted
in any site. Should these waters accumulate, remedial measures such as draining or backfilling shall be taken as
corrective action. Backfill material shall be placed to a point one foot above the water table.
2. Minimum Lake Depth: Lakes formed in areas which may be used for recreational purposes shall be of such
depth that shall inhibit the growth of vegetative matter in the water. A minimum two foot (2') depth of water shall be
maintained in these areas. The restoration of any site which results in the formation of a lake shall be the result of
careful planning and shall take into consideration all factors which contribute to the ultimate ecology of the site.
3. Maximum Bank Slopes Adjacent to Lake: All banks, adjacent to any body of water created, shall be sloped or
stepped as follows to permit a person to escape from the water:
a. Unconsolidated Material: Soil, sand, gravel and other unconsolidated materials shall be sloped to two feet
(2') below the low groundwater line at a slope no steeper than one and one -half feet horizontal to one foot
vertical (1.5':1'). (Ord. 5526, 2-1-2010)
L. TOP AND TOE SETBACKS:
1. Setbacks – Minimum: The tops and toes of cut and fill slopes shall be set back from setback lines as far as
necessary to preserve the setback for the safety and benefit of adjacent properties, the adequacy of foundations, and
to prevent damage as a result of water runoff or erosion of the slopes.
Setbacks shall be no less than the following:
a. Tops of Slopes: Distance to the setback line for the top of slopes shall be a minimum of ten feet (10').
b. Structures: Distance to structures, if any structures on the site shall be as follows:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 348/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Slope Height Top Toe
Less than 11' 5' 3'
11 – 30.9' 7' Height/2'
31' and over 10' 15'
(Ord. 5526, 2-1-2010)
M. CUTS:
1. General: Unless otherwise recommended in the approved soil engineering and/or engineering geology report,
cuts shall conform to the provisions of this Section.
2. Maximum Slope: The slope of cut surfaces shall be no steeper than is safe for the intended use. Except in
conjunction with a modification granted per RMC 4 -9-250D1 for one of the circumstances listed in RMC
4-3-050N2a(ii) (Geologic Hazards – Modifications), cut operations associated with a plat, short plat, subdivision or
dedication, or other permitted land development activity which would result in the creation of permanent slopes
forty percent (40%) or greater which are fifteen feet (15') in height, i.e., protected slopes, shall not be approved.
(Amd. Ord. 4835, 3-27-2000)
3. Drainage and Terracing: Drainage and terracing shall be provided as required by subsection N of this Section.
(Ord. 5526, 2-1-2010)
N. FILLS:
1. Applicability and Exemptions: Unless otherwise recommended in the approved soil engineering report, fills
shall conform to the provisions of this Section. In the absence of an approved soil engineering report, these
provisions may be waived for minor fills not intended to support structures. For minor fills or waste areas, humps,
hollows or water pockets shall be graded smooth with acceptable slopes.
2. Fill Location: Fill slopes shall not be constructed:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 349/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. On natural slopes steeper than two-and-one-half horizontal to one vertical (2.5:1) that are fifteen feet (15') or
greater in height (except in conjunction with a modification granted per RMC 4 -9-250D1 for filling against the
toe of a natural rock wall – see RMC 4-3-050N2a(ii)(b)); or
b. Where the fill slope toes out within twelve feet (12') horizontally of the top of existing or planned cut slopes
that are fifteen feet (15') or greater in height and steeper than two -and-one-half horizontal to one vertical
(2.5:1). (Amd. Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000)
3. Preparation of Ground: The ground surface shall be prepared to receive fill by removing vegetation,
noncomplying fill, topsoil and other unsuitable materials as determined by the soil engineer, and where the slopes
are five to one (5:1) or steeper, by benching into sound bedrock or other competent material, provided native
vegetation and significant trees are protected pursuant to RMC 4-4-130. (Ord. 5828, 12-12-2016)
4. Fill Material: Fill material shall be subject to the following standards and requirements:
a. General: Fill materials shall have no more than minor amounts of organic decomposable substances and
shall have no rock or similar irreducible material with a dimension greater than eight inches (8"). Material used
in fills shall be appropriate for the site and the intended use of that portion of the site.
b. Construction, Demolition, and Land Clearing Waste Prohibited: Fill material shall be free of
construction, demolition, and land clearing waste except that this requirement does not preclude the use of
recycled concrete rubble from a Washington State Department of Transportation approved source.
c. Cleanliness of Fill Material: Fill material shall not contain concentrations of contaminants that exceed
cleanup standards for soil specified in WAC 173 -340-740, Model Toxics Control Act. No solid waste,
hazardous waste, hazardous material, or materials categorized as dangerous waste under WAC Title 173 shall
be used as fill.
d. The Administrator may specify other characteristics of the fill material used, the degree of compaction, the
moisture content, and the method of placement based on the intended use of the portion of the site where the fill
will be placed and the requirements for water retention, drainage control, and erosion control.
e. Fill Material Source Statement for Projects Located in Zone 1 of the Aquifer Protection Area
Involving the Placement of More than Fifty (50) Cubic Yards of Imported Fill: A fill material source
statement is required for projects located in Zone 1 of the Aquifer Protection Area if more than fifty (50) cubic
yards of imported fill will be used; the documentation shall be certified by a professional engineer or geologist
licensed in the State of Washington. The fill material source statement shall be provided to the Department and
shall be reviewed and accepted by the Department prior to stockpiling or grading imported fill at the project
site. The fill material source statement, as defined in RMC 4-8-120D19, shall be required for each source
location from which imported fill will be obtained.
f. Fill Material Source Statement for Projects Located in Zone 2 of the Aquifer Protection Area
Involving Placement of More than One Hundred (100) Cubic Yards of Imported Fill: A fill material
source statement is required for projects located in Zone 2 of the Aquifer Protection Area if more than one
hundred (100) cubic yards of imported fill will be used; the documentation shall be certified by a professional
engineer or geologist licensed in the State of Washington. The fill material source statement shall be reviewed
and accepted by the Department prior to stockpiling or grading imported fill at the project site. The fill material
source statement, as defined in RMC 4-8-120D19, shall be required for each source location from which
imported fill will be obtained.
g. Abbreviated Source Statement for Aquifer Protection Area: The Department may accept a fill material
source statement, as defined in RMC 4-8-120D19, that does not include results of sampling and analysis of
imported fill if a professional geologist or engineer licensed in the State of Washington certifies that the source
location from which fill will be obtained has never been filled, developed, or subjected to use that could have
introduced chemical contamination to the site.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 350/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
h. Department Authority to Request Additional Information or Reject Certified Source Statement: The
Department has the authority to request additional information regarding imported fill material and the source
thereof and to reject a fill material source statement or an abbreviated version if they do not demonstrate that
the fill material to be imported to a project site meets fill material standards of this Section and/or the
Department has reason to suspect that the fill material could be contaminated. Such requests or rejections shall
be made in writing to the applicant.
i. Source Statement Not Required for Imported Fill Obtained from Washington State Department of
Transportation Approved Source: The source statement defined in RMC 4-8-120D19 is not required for
those projects located in the aquifer protection area if documentation is provided that imported fill will be
obtained from a Washington State Department of Transportation approved source. (Amd. Ord. 4851, 8 -7-2000)
j. Sampling and Analysis Procedures: The licensed professional engineer or geologist or person under their
supervision who samples earth materials to be used as imported fill, oversees analysis, and prepares a fill
material source statement required by this Section shall follow procedures specified in WAC 173 -340-820 and
173-340-830 of the Model Toxics Control Act – Cleanup regulations.
k. Required Actions after Illegal Placement of Imported Fill: A person who stockpiles or grades imported
fill at the site without Department review and acceptance of a fill material source statement required by this
Section or who stockpiles or grades fill at the site that does not meet the fill quality standards of this Section is
subject to measures specified by the Department to reduce risk of contamination of the site due to illegal
placement of fill. Such measures may include, but are not limited to, any or all of the following and shall be
implemented at the person’s expense:
i. Provide the Department with a fill material source statement defined in RMC 4 -8-120D19 within a time
period specified by the Department;
ii. Immediately cover fill with a waterproof cover;
iii. Immediately remove fill;
iv. Installation of monitoring wells and monitoring of ground water quality;
v. Remediation of contamination of the site caused by the illegal placement of fill according to a schedule
specified by the Department and in accordance with cleanup standards for soil and groundwater described
in the Model Toxics Control Act – Cleanup regulations, chapter 173-340 WAC.
l. Department Authority to Conduct Independent Sampling and Analysis: The Department shall have the
authority to enter onto private property to conduct independent sampling and analysis of fill. If the Department
determines that fill does not meet fill quality standards of this Section, then it may require the person to
accomplish any or all of the measures listed in this Section at his or her own expense.
m. Department Authority to Implement Removal and Remediation Measures: The Department or its
authorized agents shall have the authority to implement measures listed in this Section if the person fails to
accomplish such measures in a timely manner. The permittee shall be responsible for any costs incurred by the
Department or its authorized agents in the conduct of such activities. (Amd. Ord. 4740, 7 -19-1999; Ord. 4992,
12-9-2002; Ord. 5954, 11-18-2019)
5. Minimum Compaction: All fills shall be compacted to a minimum of ninety five percent (95%) of maximum
density as determined by American Public Works Association (APWA) specifications. Field density shall be
determined in accordance with APWA standards. Exceptions to the compaction requirement include soils below
areas set aside for low impact development best management practices designed consistent with RMC 4 -6-030.
(Ord. 5828, 12-12-2016)
6. Maximum Slope: The slope of fill surfaces shall be no steeper than is safe for the intended use. Except in
conjunction with a modification granted per RMC 4 -9-250D1 for one of the circumstances listed in RMC
4-3-050N2a(ii) (Geologic Hazards – Modifications), fill operations associated with a plat, short plat, subdivision or
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 351/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
dedication, or other permitted land development activity which would result in the creation of permanent slopes
forty percent (40%) or greater which are fifteen feet (15') in height, i.e., protected slopes, shall not be approved.
(Amd. Ord. 4835, 3-27-2000)
7. Drainage and Terracing: Drainage and terracing shall be provided and the area above fill slopes and the surfaces
of terraces shall be as required by subsection N of this Section. (Ord. 5526, 2 -1-2010)
O. SOLID WASTE FILLS:
1. Reports Required: Reports by an engineer qualified in solid and sanitary waste fills shall be required. Such
reports shall include but are not limited to design; insect and vermin control, physiological considerations; sight,
noise and odor control of material; special ingress and egress control for equipment; and special drainage
requirements. These reports shall be in addition to those required elsewhere in this Section.
2. Report Contents: The engineering reports submitted shall include plans and means of preventing and eliminating
any health hazards and visual problems. All phases of sanitary landfill operations and solid waste fills shall be
provided in the engineering report, including type, nature, and amount of equipment, manpower, special precautions,
chemical usage and availability of granular material for the coverage of the cell material. Bonding requirements,
restrictions on noise, dust and mud, special fencing requirements, special precautions required and availability of
twenty four (24) hour inspection and correction of hazards shall be provided by operator agreement with the City
prior to any consideration for either a sanitary landfill or solid waste fill.
3. General: Unless specific requirements are mentioned in this Section, the requirements of subsection L of this
Section shall be followed.
4. Location: Special attention shall be given to solid waste and/or sanitary fill location to prevent undue hazard.
5. Cell Cover: Cell construction on any solid waste fill shall consist of at least a six inch (6") noncontaminated
uniformly graded granular cover material covering the entire area of the cell construction. Each cell shall be covered
the same day it is constructed.
6. Compaction: Compaction of the solid waste or sanitary fill material and mixture of the material shall be such as
to provide a relatively uniform density with no extreme soft spots. Density of compacted cellular solid waste
material shall be as high as possible in accordance with good mixing compacting standards and shall at no time be
less than forty percent (40%) of the density of a similar sample of material compacted under ideal conditions by
providing a fifty (50) pound per square foot surcharge on a one cubic foot sample of the material.
7. Bulk Items: Solid waste materials of bulk items involving metallic units similar to refrigerators, stoves, car
bodies, water tanks, heavy timber items and similar items shall be placed in the lower portion of a cell with
sufficient cover and compaction of cover to preclude any dangerous voids.
8. Building Debris and Flammable Material: Broken wood, building material and related debris from structure
removal (exclusive of brick and concrete) shall be satisfactorily broken and crushed to provide a reasonably
compacted cell when covered by granular material. Protection shall be provided for any wood or burnable material
to prevent fire either on the surface or subsurface. The earth cover on any cell containing flammable material
including paper, wood, or vegetable products shall be sufficiently covered to prevent spread of flames should
combustion occur in any cell due to spontaneous combustion.
9. Stabilization: Brick, broken concrete, crushed building materials, not including extensive wooden or flammable
matter, may be utilized in embankment where they may be of assistance in preventing undue sliding, water scouring
or voids which might harbor vermin. This material shall be sufficiently mixed or covered with suitable granular
material to prevent unsightly effects.
10. Animal Waste: Animal waste shall be provided with suitable cover and sterilization to prevent decay odors,
build up of flammable gasses, or possible leaching of putrescible material. Chemical treatment shall be provided to
prevent insect habitation.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 352/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
11. Treated Fill: Materials such as hay, straw, tree limbs and brush, vegetable farm waste, feathers, rubber tires,
wood pulp, chemical substances, industrial waste, and silage type material may need special treatment before
utilization in a solid waste or sanitary landfill. Special request and reports shall be made on waste materials of the
foregoing types prior to placement in landfills.
12. Prohibited Fill: No materials of appreciable volume of an extremely harmful nature to environment shall be
placed in any solid waste or sanitary landfill. This includes, but is not limited to, any form of demolition material of
an explosive nature, any volatile or liquid petroleum product, any chemical salts or soluble material which would
contaminate stormwater, surface water or air, and any animal meat or semisolid fruit or grain products which might
become rancid, putrescible or harmful. No provisions of the sanitary landfill or solid waste fill requirements shall
preclude the use of nonharmful native clay, sand, rock, or normal fill type materials in filling operations covered
under other subsections of this Section.
13. Drainage: Special attention shall be provided drainage in any solid waste or sanitary landfill to prevent leaching
of noxious or putrescible materials, decaying nuisance, any contamination of normal watercourses. Where water
might leach through the construction cells, subdrains, lateral collectors and storage ponds shall be provided. Leach
water from solid waste shall not be permitted to percolate downward into the water table. Leach water shall be
collected and conveyed to a sewage treatment plant.
14. Water Disposal: Any leach water coming from covered sanitary or solid waste fill cells shall be collected,
stored and decontaminated by suitable chemical or other means and then disposed of in a sanitary sewer. Should
suitable collection facilities, sand filters and chemical-cleaning be provided to prevent any toxicity and reduce the
leach water to an equivalent of normal storm flow, the Public Works Department may permit disposal through
normal stormwater facilities. Frequent samples of all water collected shall be taken, and flow conditions shall be
controlled to prevent contamination or overloading of either the sanitary or stormwater facilities. Surface runoff in
any sanitary pit or solid waste landfill shall be maintained separately to prevent contamination by leaching.
15. Special Considerations: Special paving, surface protection, and related health requirements may be imposed on
sanitary landfill and solid waste operations.
16. Prohibited Activities: No junk picking or field salvaging of any solid waste or sanitary landfill items shall be
allowed in the vicinity of the landfill. Any separation of materials for salvage shall be provided at the collection
point or an approved transfer site prior to disposal at the landfill site. (Ord. 5526, 2 -1-2010)
P. DRAINAGE:
1. General: Unless otherwise indicated on the approved grading plan, drainage facilities and terracing shall conform
to the provisions of this Section. Special drainage protection work may be ordered in case of emergency or serious
potential flooding conditions, and the grading operator required to have available an employee to be called in times
of potential serious emergency hazards.
2. Terrace: Terraces at least eight feet (8') in width shall be established at no more than twenty five foot (25')
intervals to control surface runoff. Suitable access shall be provided to permit cleaning and maintenance.
a. Swales: Swales or ditches on the back side of the terrace shall have a maximum longitudinal gradient of two
percent (2%) unless protected by special paving, use of corrugated metal or other scour prevention devices.
Drainage shall be designed to minimize trapping of excessive water which might endanger the terrace. Terraces
shall slope toward the back or cut face at a minimum of ten percent (10%) slope to keep water from
overtopping.
b. Scouring: Single run of swale or ditch shall not collect runoff from a tributary area exceeding thirteen
thousand five hundred (13,500) square feet of the area of the face of the slope without discharging into a down
drain. Down drains shall terminate into a catch basin or other approved receiver to prevent scouring at the
outfall.
c. Capacity: Designed capacity for terraces shall be a twenty four (24) hour, twenty five (25) year storm as
published by the U.S. Weather Bureau. Design velocity shall be such as to avoid water transporting colloidal
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 353/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
silts in the stream. Should request be made for variation from the twenty four (24) hour, twenty five (25) year
storm by the engineering designer, sufficient data shall be submitted in an engineering report to analyze the
requested variation. When accumulated flows are such that the water is capable of transporting colloidal silts or
other particles in suspension down drains, pipe or lined ditches shall be incorporated to dispose of the runoff
safely. Energy dispersing structures shall be used to prevent erosion.
d. Settling Ponds: Where stormwater and ground conditions appear to warrant, special holding and settling
ponds, stormwater storage reservoirs, or other means may be required to prevent overload or unusual by -pass of
storm flow water to areas off the owner’s site and control.
3. Subsurface Drainage: Cut and fill slopes shall be provided with subsurface drainage as necessary for stability.
4. Disposal: All drainage facilities shall be designed to carry waters to the nearest practicable drainage way
approved by the City and/or other appropriate jurisdiction as a safe place to deposit such waters. Silt and other
debris shall be removed prior to the disposal of such water. If drainage facilities discharge onto natural ground,
riprap may be required. (Ord. 2820, 1-14-1974, eff. 1-19-1974)
a. Minimum Grade: At least two percent (2%) gradient toward approved drainage facilities from building
pads will be required unless waived by the Building Department for nonhilly terrain. Exception: The gradient
from the building pad may be one percent (1%) where building construction, and erosion control will be
completed before hazardous conditions can occur. (Ord. 2820, 1 -14-1974, eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981)
b. Drainage Releases: The property owner or his authorized agent shall submit acceptable copies of drainage
releases from downstream owners or other government agencies concerned whenever drainage is interrupted,
diverted or changed from natural surface or subsurface drainage patterns.
c. Stream Acceptance: The volume and rate of water released shall not exceed the receiving stream’s or
watercourse’s ability to accept the water without erosion.
5. Overland Runoff: Runoff from areas of higher elevation shall be safely routed around or through the extraction
or fill area. (Ord. 2820, 1-14-1974, eff. 1-19-1974; Ord. 5526, 2-1-2010)
Q. SLOPES:
1. General: The faces of cut and fill slopes shall be provided and maintained to control against erosion. This control
may consist of effective planting. The protection for the slopes shall be installed as soon as practicable and prior to
calling for final approval. Where cut 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 Building Department, provided that this
protection is not required by the rehabilitation plan. (Ord. 2820, 1 -14-1974, eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981)
2. Other 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 runoff. (Ord. 2820, 1 -14-1974, eff.
1-19-1974; Ord. 5526, 2-1-2010)
R. FINAL REPORTS:
1. Construction Timing and Final Approval:
a. No work related to permanent or temporary storm drainage control for a permitted development may proceed
without the approval of the Administrator.
b. Erosion and sediment control measures associated with both the interim and permanent systems shall be:
i. Constructed in accordance with the approved plan prior to any grading or land clearing other than
associated with an approved erosion and sediment control plan; and
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 354/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Satisfactorily sequenced and maintained until all improvements, restoration and landscaping associated
with the permit and approvals for the project are completed and the potential for on -site erosion has
passed.
2. Plans and Reports: Upon completion of the rough grading work and at the final completion of the work, the
Development Services Division may require the following reports and drawings and supplements thereto: (Ord.
2820, 1-14-1974, eff. 1-19-1974; Amd. Ord. 3592, 12-14-1981)
a. As-Graded Grading Plan: An as-graded grading plan prepared by the civil engineer including original
ground surface elevations, as-graded ground surface installations, lot drainage patterns and locations and
elevations of all surface and subsurface drainage facilities. The civil engineer shall provide certification that the
work was done in accordance with the final approved grading plan.
b. Soil Grading Report: A soil grading report prepared by the soil engineer including locations and elevations
by field density tests, summaries of field and laboratory tests and other substantiating data and comments on
any changes made during grading and their effect on the recommendation made in the soil engineering
investigation report. The soil engineer shall provide certification as to the adequacy of the site for the intended
use.
c. Geologic Grading Report: A geologic grading report prepared by the engineering geologist including a
final description of the geology of the site including any new information disclosed during the grading and the
effect of same on recommendations incorporated in the approved grading plan. The engineering geologist shall
provide certification as to the adequacy of the site for the intended use as affected by geologic factors. (Ord.
2820, 1-14-1974, eff. 1-19-1974)
3. Notification of Completion: The permittee or his agent shall notify the Development Services Division when the
grading operation is ready for final inspection. (Ord. 2820, 1 -14-1974, eff. 1-19-1974; Amd. Ord. 3592, 12-14-1981;
Ord. 5526, 2-1-2010)
4. Final Approval: The applicant shall construct and have in operation those portions of the drainage facilities
necessary to accommodate the control of surface and stormwater runoff discharging from the site (a) before the
construction of any other improvements or buildings on the site, and (b) prior to final recording of a plat or short
plat. However, upon written request and provision for security acceptable to the City, the Administrator may
authorize a delay in the construction of drainage facilities beyond other construction and/or recording if such delay
would minimize adverse drainage impacts related to weather and/or soil conditions. Final approval shall not be
given until all work including installation of all drainage facilities and their protective devices and all erosion control
measures have been completed in accordance with the final approved grading plan and the required reports have
been submitted. (Ord. 5828, 12-12-2016)
S. PERMITS AND FEES REQUIRED:
1. Submittal Requirements 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 Chapter 4 -1 RMC, Administration and Enforcement.
2. Threshold for Drainage Review: A person applying for a grading, excavation and mining permit and license
shall be required to comply with all drainage review requirements per RMC 4 -6-030 if the project results in seven
thousand (7,000) square feet or more of land disturbing activity.
3. Plans and Calculations Required: Submittal of plans and supportive calculations shall be in accordance with
RMC 4-6-030. (Ord. 4963, 5-13-2002; Ord. 5526, 2-1-2010)
T. APPEALS:
If the applicant does not concur with the requirements of the Development Services Division, he has the prerogative
of appealing to the Hearing Examiner pursuant to RMC 4-8-110. (Ord. 3592, 12-14-1981; Amd. Ord. 4963,
5-13-2002; Ord. 5526, 2-1-2010)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 355/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
U. VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1 -3-1. (Ord. 4351,
5-4-1992; Amd. Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005; Ord. 5526, 2-1-2010)
4-4-070 LANDSCAPING:
A. PURPOSE AND INTENT:
The purpose of these landscape requirements is to establish consistent and comprehensive landscape provisions to
preserve and enhance the landscape character of the City; to improve the aesthetic quality of the built environment;
to minimize erosion and reduce the impacts of development on natural areas within the City and on storm drainage
systems and water resources in particular; to protect existing street trees; to provide shade, reduce noise and glare,
and establish a healthier environment by producing oxygen, removing particulates from the air and improving a
sense of well-being; to provide transitions between various land uses; improve and soften the appearance of parking
areas; to ensure plant establishment and survival; to increase privacy and protection from visual or physical
intrusion; and to maintain, improve, and protect property values, and generally enhance the overall image and
appearance of the City and quality of life for its citizens.
It is not the intent of these regulations that rigid and inflexible design standards be imposed, but rather that minimum
standards be set. It is expected that accepted horticultural practices and landscape architectural principles will be
applied by design professionals. (Ord. 5958, 12 -9-2019)
B. APPLICABILITY:
1. The requirements of this Section shall apply to the entire site, all parking areas, and street frontages in any of the
following cases:
a. All subdivision including short plats; or
b. All new buildings and new storm drainage facilities; or
c. Additions to existing buildings that increase the gross square footage of the building by greater than
one-third (1/3); or
d. Conversion of vacant land (e.g., to parking or storage lots); or
e. Conversion of a residential use to a non -residential use; or
f. Other changes in the use of a property or remodel of a structure that requires improvements equal to or
greater than fifty percent (50%) of the assessed property valuation. (Ord. 5749, 1 -12-2015; Ord. 5958,
12-9-2019)
C. EXEMPTIONS:
1. CD Zone: New and existing development in the CD zone is subject to subsection F2 of this Section, Street Trees
and Landscaping Required Within the Right-of-Way on Public Streets, subsection F6 of this Section, Parking Lots,
and subsection P of this Section, Maintenance, but is exempt from other requirements of this Section. (Ord. 5798,
4-25-2016)
2. The following uses are exempt from all but the maintenance and street tree requirements of this Section:
a. Single Family Building Permits: Single family residential building permits, when not a part of a new
subdivision;
b. Residential Subdivisions: Those yards not abutting a public street or private street or shared driveway are
exempt from landscape regulations;
c. Vehicle Sales Parking: Non-perimeter portions of vehicle sales display areas are exempt;
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 356/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Storage Lots: Non-perimeter portions of storage lots, see RMC 4-4-120; and
e. Those alterations or small additions determined by the Community and Economic Development
Administrator not to warrant improvements to the entire site. (Ord. 5676, 12 -3-2012)
D. PLANS REQUIRED AND TIMING FOR PLANS SUBMITTAL:
Conceptual as well as detailed landscaping plans are required for all non -exempt development. Specific submittal
requirements shall be as indicated in RMC 4-8-120, Submittal Requirements. The conceptual plans must be
submitted at the time of land use permit application. Detailed landscape plans must be approved prior to issuance of
a building permit or, for subdivisions, prior to issuance of permits for street or utility construction. (Ord. 5958,
12-9-2019)
E. AUTHORITY:
All plans and landscaping required by this Section are subject to approval by the Community and Economic
Development Administrator. (Ord. 5676, 12-3-2012)
F. AREAS REQUIRED TO BE LANDSCAPED:
1. Street Frontage Landscaping Required: Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks
less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located.
2. Street Trees and Landscaping Required Within the Right-of-Way on Public Streets: Minimum planting strip
widths between the curb and sidewalk are established according to the street development standards of RMC
4-6-060. Street trees and, at a minimum, groundcover per subsection L2 of this Section shall be planted within
planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per
lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and
the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the
right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street
Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards
promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent
tree roots from damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the
following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or
decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required
spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities,
street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the
City’s Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center. (Ord. 5676, 12 -3-2012; Ord. 5958, 12-9-2019)
3. Front Yard Trees Required When Street Trees Are Not Located Within the Right -of-Way Abutting a
Front Yard: Where there is insufficient right-of-way space or no public frontage, street trees are required in the
front yard subject to approval of the Administrator. Front yard trees are not required in the RC and R -1 zones. A
minimum of two (2) trees are to be located in the front yard prior to final inspection. (Ord. 5676, 12 -3-2012)
4. Projects Abutting Less Intensive Zones or Uses:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 357/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Nonresidential Development in a Residential Zone: A fifteen-foot (15') wide partially sight-obscuring
landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required
along common property lines.
b. When a Residential Multi-family Zone or Use Is Abutting a Less Intense Residential Zone: A
fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual barrier, is required along the common property line.
c. When a Commercial Zoned Lot or Use Is Abutting a Residential Zone: A fifteen-foot (15') wide partially
sight-obscuring landscaped visual barrier, or ten -foot (10') wide fully sight-obscuring landscaped visual barrier,
is required along the common property line.
d. When an Industrial Zoned Lot or Use Is Abutting a Residential or Commercial Zone: A fifteen-foot
(15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier, is required along the common property line.
5. Pervious Areas to Be Landscaped: Pervious areas, with the exception of critical areas, shall have landscape
treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant
containers, etc.
6. Parking Lots: Vehicle parking lots shall meet minimum landscape standards in this Section.
a. Perimeter Landscaping: All parking lots shall have perimeter landscaping. See subsection H4 of this
Section, Perimeter Parking Lot Landscaping.
b. Minimum Amounts of Interior Parking Lot Landscaping: Surface parking lots with more than fourteen
(14) stalls shall be landscaped with plantings and trees as identified in this Section. Interior parking lot
landscaping dimensions are stipulated in subsection H5 of this Section. Minimum landscape area shall be
provided as follows:
Total Number of
Parking Stalls
Minimum
Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
(Ord. 5828, 12-12-2016)
c. Optional Layout Patterns:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 358/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 359/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Perimeter Interior Landscaping: Perimeter landscaping may not substitute for interior landscaping.
e. Exception for Existing Parking Lots: Where compliance would result in the loss of existing required
parking spaces, the landscaping provisions shall prevail and the required parking minimum amount may be
reduced without the requirement of a parking code modification. (Ord. 5867, 12 -11-2017)
7. Minimum Freeway Frontage Landscaping: For properties abutting a freeway, ten feet (10') of landscaping
from the right-of-way line is required.
8. Storm Drainage Facilities:
a. Flow Control and/or Water Quality Treatment Facilities: The perimeter of all new flow control and/or
water quality treatment stormwater facilities shall be landscaped in accordance with the provisions of this
Section and the Surface Water Design Manual, unless otherwise determined through the site plan review or
subdivision review process. (Ord. 5749, 1-12-2015)
b. Low Impact Development Facilities: Bioretention, infiltration, or other low impact development
stormwater facilities shall be located to avoid on-site clearing and grading, to the extent feasible. Such facilities
shall be designed to incorporate plant species consistent with the Surface Water Design Manual, with a
preference for native trees and shrubs. (Ord. 5828, 12 -12-2016)
9. Urban Separator Properties: Properties within urban separators are subject to landscaping requirements of
RMC 4-3-110E in addition to the requirements of this Section. (Ord. 5749, 1 -12-2015)
G. GENERAL LANDSCAPE REQUIREMENTS:
1. Compliance Required: Landscaping and screening required by this Section must comply with all of the
provisions of this Section. The landscaping standards are minimums; higher standards can be substituted as long as
fencing and vegetation do not exceed height limits specified in RMC 4 -4-040. Crime prevention and safety should
be considered in landscape design.
2. Protection of Street Trees: It shall be unlawful for any person without prior written approval of the City to
remove, destroy, cut, break, or injure any street tree that is planted or growing in or upon any street right -of-way.
Refer to chapter 9-13 RMC, Street Trees. (Ord. 5958, 12-9-2019)
3. Retention of Existing Landscaping and Existing Trees Encouraged: Where possible, existing native trees and
shrubs, rock outcroppings, and mature ornamental landscaping shall be preserved and incorporated in the landscape
layout and can be counted towards required landscaping. Development or redevelopment of properties shall retain
existing trees when possible and minimize the impact of tree loss during development. Landscape plans are subject
to RMC 4-4-130’s requirements to protect significant trees and vegetation with habitat value.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 360/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Calculation of Required Plantings: Some required landscaping areas require a minimum amount of plantings
per square feet of area. If the calculation of the number of plantings results in a fraction of 0.5 or greater, the
applicant shall round up to the next whole number. If the calculation of the number of plantings results in a fraction
of 0.4 or less, the applicant shall round down to the next whole number.
5. Avoidance of Hazards: All landscaping shall be planned in consideration of the public health, safety, and
welfare.
a. Landscaping shall not intrude within the clear vision areas at driveways and street intersections;
b. Trees planted near overhead power lines shall be species that will comply with utility purveyor clearance
requirements;
c. Landscaping shall not obscure fire hydrants or access for emergency response vehicles; and
d. Landscaping in a parking lot shall not conflict with the safety of those using a parking lot, abutting
sidewalks, or with traffic safety. (Ord. 5676, 12-3-2012)
6. Vegetation Preference: Vegetation within required setbacks or screening areas shall be retained or planted in this
order of preference: (a) native coniferous trees; (b) native deciduous trees; (c) other native vegetation. Vegetated low
impact development stormwater facilities may be incorporated as part of landscaped setbacks or screening
requirement. (Ord. 5828, 12-12-2016)
H. DESCRIPTION OF REQUIRED LANDSCAPING TYPES:
1. Street Frontage Landscaping Buffer: Such landscaping shall include a mixture of trees, shrubs, and
groundcover as approved by the Department of Community and Economic Development.
2. Partially Sight-obscuring Landscaped Visual Barrier: Such landscaping or landscape plus fencing shall be, at
minimum, six feet (6') high at maturity and at least fifty percent (50%) sight -obscuring.
3. Fully Sight-obscuring Landscaped Visual Barrier: Such landscaping or landscape plus fencing shall be, at
minimum, six feet (6') high at maturity and one hundred percent (100%) sight -obscuring.
4. Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from
the street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum
rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one -and-one-half-inch (1.5") caliper
for low impact development stormwater management facilities associated with any land use. (Ord. 5828,
12-12-2016)
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%)
of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area
within three (3) years of installation.
5. Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in
subsection F of this Section. Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture
of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial
uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to
fifty percent (50%) of shrubs may be deciduous.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 361/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the
landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area.
(Ord. 5867, 12-11-2017)
6. Storm Drainage Facility Landscaping:
a. Trees Are Prohibited on Berms: Trees are prohibited on any berm serving a drainage-related function;
however, groundcover is required and subject to City review/approval.
b. Additional Locations Where Trees and Shrubs Are Prohibited:
i. Within the fenced area; and
ii. Within ten feet (10') of any manmade drainage structure (e.g., catch basins, ditches, pipes, vaults, etc.).
c. Perimeter Landscaping Required: A landscaping strip with a minimum fifteen feet (15') of width shall be
located on the outside of the fence, unless otherwise determined through the site plan review or subdivision
review process. The landscape strip shall be located entirely within the boundaries of the storm drainage facility
tract when associated with a subdivision.
d. Type of Plantings Required: Plantings shall be consistent with the Surface Water Design Manual and this
Section. Additionally, trees must be spaced as determined by the Department of Community and Economic
Development.
e. Conflicts: In the event of a conflict between this Section and the Surface Water Design Manual, the
landscaping provisions of this Section shall prevail. Refer to chapter 5 of the Surface Water Design Manual.
(Ord. 5749, 1-12-2015; Ord. 5917, 12-10-2018)
I. IRRIGATION REQUIREMENTS:
1. Irrigation and Automatic Controller:
a. A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained
in working order in all landscaped areas of industrial, commercial, and multi -family development, and
landscaped common areas in single family subdivisions.
b. The irrigation system shall provide full water coverage of the planted areas as specified in the plan.
c. The irrigation system maintenance program shall include scheduled procedures for winterization.
2. Exceptions for Drought Tolerant Plants: Landscape plans featuring one hundred percent (100%)
drought-tolerant plants or landscaping already established without irrigation systems are exempt from installation of
a permanent irrigation system, but drought tolerant proposals must provide supplemental moisture by means of a
City-approved temporary irrigation system for a period not less than two (2) years. The Administrator shall have the
option of conditioning the approval (i.e., requiring a screening fence, etc.). An inspection will be required one year
after final inspection to ensure that the landscaping has become established. An inspection fee, paid at the time of
permit application, will be required and the fee amount will be determined by the Administrator. (Ord. 5676,
12-3-2012)
J. SOIL REQUIREMENTS:
Soil shall be prepared for landscape installation according to industry standards to be conducive to the healthy
growth of new plants. Topsoil shall be rich in organic material or amended to be so. Clay soil is not acceptable and
must be removed from landscape areas if naturally present on site.
K. DRAINAGE:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 362/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
All landscape areas shall have adequate drainage, either through natural percolation or by means of an installed
drainage system.
L. PLANT MATERIALS:
1. General: All plants specified shall be adaptable to the site conditions (sun exposure, cold hardiness, moisture
requirements, soil type, soil pH, etc.). In addition:
a. All plant material shall meet the most recent American Standards for Nursery Plant Stock (ANSI Z60.1).
b. Caution should be used so as to avoid introducing highly invasive plants into the City landscape.
c. When berms are incorporated into the landscape design, they shall not exceed slopes of 3:1 for lawn areas or
2:1 for other plant material.
2. Ground Cover Is Required:
a. All of the landscaped area that is not planted with trees and shrubs or covered with a tree grate must be
planted in ground cover plants, which may include grasses. Mulch must be confined to areas underneath plants
and is not a substitute for ground cover plants.
b. Size and Spacing: Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted; alternative standards may
be applied pursuant to subsection C of this Section. Area planted in ground cover plants, other than grass seed
or sod, must be planted in triangular spacing as depicted below. Ground cover plants must be planted at a
density that will cover the entire area within three (3) years.
c. Plugs or Bareroot Plants: In lieu of four-inch (4") pots, the Administrator may allow or require
incorporation of ten-inch (10") landscape plugs or bareroot plants provided the roots are well-developed, can be
planted during the appropriate season, and can meet the coverage requirements in subsection L2b of this
Section.
d. Supplementary Seeding: Where feasible, the Administrator may require supplementary seeding to promote
genetic diversity of groundcovers and plant material.
e. Turf-Limited: The Administrator may condition development permits to limit the extent of turf to promote
species that are drought-tolerant and to maximize application of native vegetation or vegetation associated with
low impact development best management practices.
3. Shrubs: All shrubs must be of sufficient size and number to meet the required standards within three (3) years of
planting. Shrubs must be at least a two (2) gallon container size at planting. Shrubs shall be in beds that include a
layer of mulch at least two inches (2") in depth. The Administrator may allow smaller size shrubs provided the
applicant demonstrates to the Administrator’s satisfaction that the plants can meet the coverage requirements in
time.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 363/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Trees:
a. Approved Tree Species: The Department of Community and Economic Development can provide an
Approved Tree List. The list is available on the City website.
b. Planting Size: Broadleaf trees at the time of planting must be fully branched and no smaller than
one-and-one-half-inch (1.5") caliper. Broadleaf trees planted in residential zones must be a minimum of
one-and-one-half-inch (1.5") caliper. Broadleaf trees planted in all other zones must be a minimum of two -inch
(2") caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in
height.
c. Mulch: Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at least three
inches (3") and is at least three feet (3') in radius around the tree.
5. Prohibited Plant Materials: Plants listed as a nuisance or prohibited by Washington State Noxious Weed
Control Board or listed by King County on the County’s invasive species list are prohibited in required landscaped
areas. (Ord. 5828, 12-12-2016)
M. LANDSCAPE INSTALLATION:
1. Timing: All approved landscaping shall be installed before the final approval of the permit or land use action that
triggered the landscaping requirement, such as issuance of an occupancy permit prior to final inspection for single
family dwellings, or final plat approval for a subdivision. (Ord. 5676, 12 -3-2012)
2. Slopes: Stripping of vegetative slopes where harmful erosion and runoff will occur shall be prohibited. The faces
of cut and fill slopes shall be developed and maintained to control against erosion. This control may consist of
effective planting. 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 runoff. The protection for the slopes shall
be initiated upon completion of grading and fully installed within thirty (30) days of grading completion and prior to
a request for final project approval.
N. DEFERRAL OF LANDSCAPE IMPROVEMENTS:
Deferral of landscape installation may be requested pursuant to RMC 4 -9-060C, Deferral of Improvement
Installation Procedures, if seasonal planting difficulties arise or the project is impacted by a pending or existing
public works project.
O. LANDSCAPE PLAN REVISIONS:
To alter an approved landscape plan, changes shall be submitted to and approved by the Administrator. The plans
may be approved, denied, or returned to the applicant with suggestions for changes that would make them
acceptable. The request must be accompanied by the following:
1. Copy of original, approved landscape plan.
2. An amendment plan meeting requirements of RMC 4 -8-120D12, Landscaping Plan, Detailed.
3. Narrative describing and justifying proposed changes.
4. Modified tree retention and land clearing plan for any protected trees proposed to be removed in accordance with
RMC 4-4-130, Tree Retention and Land Clearing Regulations. (Ord. 5676, 12 -3-2012)
P. MAINTENANCE:
1. Maintenance Required: Landscaping required by this Section shall be maintained by the owner and shall be
subject to periodic inspection by the Department of Community and Economic Development. Plantings are to be
maintained in a healthy, growing condition and those dead or dying shall be replaced. Property owners shall keep
the planting areas reasonably free of weeds and litter.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 364/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Failure to Maintain Landscaping: The Department of Community and Economic Development is authorized to
notify the owner that any required landscaping is not being adequately maintained and the specific nature of the
failure to maintain. The Department shall send the property owner written notice, specifying what corrections shall
be made.
3. Security Required: Prior to recording a plat or the issuance of any occupancy permit(s), the developer shall
furnish a security device to the City in an amount equal to twenty percent (20%) of the estimated cost of materials
and their installation; the estimated cost shall be decided by the Administrator. A security device meeting the
requirements of RMC 4-1-230, Sureties and Bonds, shall be maintained for a period of two (2) years after the plat
recording or issuance of any occupancy permit(s) prior to the release of the security device. (Ord. 5676, 12 -3-2012;
Ord. 5841, 6-12-2017; Ord. 5917, 12-10-2018)
Q. DAMAGED LANDSCAPING:
Upon request of the City, any landscaping required by City regulations that is damaged must be replaced with like or
better landscaping as determined by the Administrator. (Ord. 5676, 12-3-2012)
R. VARIANCES:
To deviate from provisions of this Section, a variance must be submitted and approved pursuant to RMC 4 -9-250B5.
(Ord. 3718, 3-28-1983; Ord. 4832, 3-6-2000; Ord. 4856, 8-21-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100,
11-1-2004; Ord. 5153, 9-26-2005; Ord. 5304, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5450, 3-2-2009; Ord. 5518,
12-14-2009; Ord. 5528, 3-8-2010)
4-4-075 LIGHTING, EXTERIOR ON-SITE:
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, to discourage light trespass beyond the boundaries of the property on which the
light is located, as well as to accent key architectural elements and landscape features. (Ord. 5518, 12 -14-2009)
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 chapter
1-3 RMC, as defined in RMC 1-3-4A11c(21).
C. EXEMPTIONS:
The following are exempt from the provisions of this Section:
1. Signage.
2. 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.
3. Official Government Flags: Display lights are permitted when providing illumination of official government
flags, provided there is no light trespass beyond property boundaries.
4. Right-of-way lighting.
5. Stadiums, parks, and sports fields.
D. AUTHORITY:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 365/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
During development permit review, the Community and Economic Development Administrator shall determine
compliance, apply conditions of approval if necessary to achieve compliance, and enforce the provisions of this
Section. (Ord. 5676, 12-3-2012)
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.
2. Parking Lot or Display Lot Lights: Parking lot or display lot light fixtures shall be non-glare and mounted no
more than twenty five feet (25') 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.
F. SPECIFIC REQUIREMENTS FOR RESIDENTIAL DEVELOPMENT IN THE R-10 AND R-14 ZONES:
1. Exterior lighting shall be provided in order to enhance visibility and security while accenting key architectural
elements and landscape features.
2. The standards portion of this subsection specifies a prescriptive manner in which the landscaping requirement can
be met. The guideline portion of this subsection provides direction for those who seek to meet the required design
element in a manner that is different from the standards. The determination as to the satisfaction of the requirement
through the use of the guidelines is to be made by the Administrator. (Ord. 5676, 12 -3-2012)
3. Guidelines: Lighting that is appropriate to the architectural character of the neighborhood and of a human scale
shall be provided. Lighting shall be minimal where possible to achieve the desired purpose. Light spillover for all
lighting, as well as single source lighting of large areas shall be avoided.
4. Standards:
a. Lighting shall be limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural
features.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 366/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Street lighting on residential access streets and limited residential access streets is required. Lighting
facilities and fixtures shall be located outside public right-of-way unless owned, operated and maintained by a
power utility franchise. Street lights shall be no taller than sixteen feet (16') and placed at regular intervals of no
more than two hundred feet (200') on internal roadways and installed in accordance with chapter 4 -6 RMC.
c. Lighting for residential access streets, limited residential access streets, alleyways, common greens, and
parks shall be low intensity. Lighting for common greens and parks shall be downlighting.
d. All exterior house lighting shall be downlighting or placed beneath building eaves to prevent light projecting
upward.
e. If alley lights are mounted on a garage, they shall be no higher than eight feet (8') above ground and directed
away from adjacent backyards and structures.
f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with ornamental
downlighting fixtures that shall not exceed twelve feet (12') in height. (Ord. 5518, 12 -14-2009)
G. MODIFICATIONS OF STANDARDS:
Lighting which does not meet the standards in subsection E of this Section may be permitted by the Administrator as
follows: Alternative shielding of lights, or lighting visible above the roofline may be permitted via the site plan
development review process for applications requiring such review or via a modification approved by the
Administrator in accordance with RMC 4-9-250D for applications which do not require site plan development
review. In any case, no use or activity shall cause light trespass beyond the boundaries of the property lines. (Ord.
5518, 12-14-2009; Ord. 5676, 12-3-2012)
H. 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 F, Modifications to Standards. (Ord. 5518, 12 -14-2009)
I. APPEALS:
See RMC 4-8-110. (Ord. 4963, 5-13-2002; Ord. 5518, 12-14-2009)
4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS:
A. PURPOSE:
It is the purpose of this Section to provide a means of regulating parking to promote the health, safety, morals,
general welfare and aesthetics of the City of Renton by specifying the off-street parking and loading requirements
for all uses permitted in this Code and to describe design standards and other required improvements. Furthermore,
it is the intent of this Section to promote the efficient use of the City’s transportation facilities by incorporation into
that system of alternative modes of transportation to the single occupancy vehicle to promote the movement of
people from place to place. It is the goal of this Section to allow the provision of sufficient off -street parking to meet
the needs of urban development while not providing an excess surplus of spaces. (Ord. 4517, 5 -8-1995)
B. SCOPE OF PARKING, LOADING AND DRIVEWAY STANDARDS:
1. Applicability:
a. Within the Center Downtown Zone: This Section, except for subsections F1 through F9 and J of this
Section, shall apply in the following cases:
i. New Buildings or Structures: If construction replaces an existing building, only the area exceeding the
area of the original structure shall be used to calculate required parking.
ii. Building/Structure Additions: Only the area exceeding the area of the original structure shall be used
to calculate required parking.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 367/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Outside the Center Downtown Zone: Off-street parking, loading areas, and driveways shall be provided in
accordance with the provisions of this Section in the following cases:
i. New buildings or structures.
ii. Building/Structure Additions: The enlargement or remodeling of an existing building/structure by
more than one-third (1/3) of the area of the building/structure.
iii. Paving or Striping: The paving of a parking lot with permanent surface, or striping a previously
unstriped lot.
iv. Change in Use: Upon a change of use and except when located in a shopping center, if the number of
stalls needed for the new use exceeds the actual number of legally existing stalls on site by a percentage
equal or greater than shown in the table below, all of the stalls required of the new use shall be provided.
However, upon a change of use to any of the following uses, the new use shall provide the total number of
parking stalls required without the exception described above:
(a) Residential uses;
(b) Offices, general;
(c) Conference centers; and
(d) Movie theaters.
Existing Stalls Percentage Threshold
1 – 10 140%
11 – 30 130%
31 – 60 120%
61+ 110%
For example, if the calculated number of stalls needed for a retail store equals fifteen (15) and only ten
(10) stalls legally exist on site, then all fifteen (15) stalls shall be provided because the percentage
difference between the number of stalls needed for the new use and the number of existing stalls on site
exceeds one hundred forty percent (140%) [1.40 x 10 = 14].
v. Activities Requiring Deliveries or Shipments: Uses requiring merchandise deliveries and/or
shipments shall provide adequate permanent off-street loading space in addition to required parking for the
use.
vi. Redevelopment Sites in the R-10 and R-14 Zones: When new dwelling units are created in the
Residential Ten Dwelling Units per Acre (R-10) and Residential Fourteen Dwelling Units per Acre (R-14)
zones, whether by subdivision or other means, any existing dwelling units included in the development
shall comply with the standards of this Section. (Ord. 3988, 4 -28-1986; Ord. 4517, 5-8-1995; Ord. 4999,
1-13-2003; Amd. Ord. 5087, 6-28-2004; Ord. 5675, 12-3-2012; Ord. 5869, 12-11-2017)
2. Conformance Required: It shall be unlawful for any person hereafter to erect, construct, enlarge, move or
convert any parking lot, parking structure, loading area, or driveway in the City or cause or permit the same to be
done contrary to or in violation of any of the provisions of this Section. Driveways shall be constructed to City
standards. (Ord. 4517, 5-8-1995, Ord. 4351, 5-4-1992)
3. Plans Required: Where off-street parking is required, except for single family dwellings, a plan shall be
submitted for approval by the Building Department. The plan must be accompanied by sufficient proof of ownership
that indicates the spaces contemplated will be permanent.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 368/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Future Changes to Parking Arrangement: Any future changes in parking arrangements or number of spaces
must be approved by the Department of Community and Economic Development. (Amd. Ord. 5087, 6 -28-2004;
Ord. 5729, 10-20-2014)
5. Timing for Compliance:
a. Building Permit Required: No construction, alteration or changes in uses are permitted until all the
information in RMC 4-8-120D16p, Parking Analysis, and 4-8-120D19s, Site Plan, has been submitted and
approved by the appropriate City departments and building permit has been issued.
b. Requirements Prior to Occupancy Permit: The premises shall not be occupied until the parking lot is
paved, marked, landscaped and lighted (if the lot is to be illuminated) and an occupancy permit has been issued,
unless a deferment has been granted. For developments in the R-10 and R-14 zones that include existing
dwelling units in the site plan, the parking area for any existing units shall be paved, marked, landscaped and
lighted (if the lot is to be illuminated), prior to the issuance of an occupancy permit for any of the newly
constructed dwelling units. (Ord. 5675, 12 -3-2012)
c. Requirements Prior to Business License Issuance: A business license shall not be issued until an
occupancy permit has been issued. (Ord. 3988, 4-28-1986; Ord. 4351, 5-4-1992; Ord. 4517, 5-8-1995; Ord.
4999, 1-13-2003; Ord. 5357, 2-25-2008)
C. (Deleted by Ord. 5357, 2-25-2008)
(Ord. 4671, 7-21-1997; Ord. 4722, 5-11-1998; Amd. Ord. 5087, 6-28-2004)
D. ADMINISTRATION:
1. Authority: The Department of Community and Economic Development is hereby authorized and directed to
enforce all the provisions of this Section. For such purpose, the Community and Economic Development
Administrator shall have the authority of a police officer. (Ord. 4517, 5 -8-1995; Ord. 5450, 3-2-2009; Ord. 5676,
12-3-2012)
2. Interpretation:
a. Calculation of Number of Parking Spaces – Fractions: When a unit of measurement determining the
number of required parking spaces results in the requirement of a fractional space, any fraction up to but not
including one-half (1/2) shall be disregarded and fractions one-half (1/2) and over shall require one parking
space. (Ord. 3988, 4-28-1986)
b. Measurement of Distance – Method: Where a distance is specified, such distance shall be the walking
distance measured from the nearest point of the parking facility to the nearest point of the building that such
facility is required to serve. (Ord. 4517, 5 -8-1995)
c. Measurement of Seat Width – Benches and Pews: In stadiums, sports arenas, churches and other places of
assembly in which patrons or spectators occupy benches, pews or other similar seating facilities, each eighteen
inches (18") of length of such seating facilities shall be counted as one seat for the purpose of determining
requirements for off-street parking facilities under this Section. (Ord. 3988, 4 -28-1986)
E. LOCATION OF REQUIRED PARKING:
1. On-Site Parking Required: Required parking as specified shall be provided upon property in the same
ownership as the property upon which the building or use requiring the specified parking is located or upon leased
parking. Off-street parking facilities shall be located as specified below:
a. Detached and Two (2) Attached Dwellings: On the same lot with the building they are required to serve.
(Ord. 5520, 12-14-2009)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 369/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Attached Dwellings Three (3) or More Units: May be on lots contiguous with the lot upon which the
building they are required to serve is located if compliance with the provisions of subsection E2 (Off -Site
Parking) of this Section is attained. (Ord. 5355, 2-25-2008; Ord. 5369, 4-14-2008)
c. Boat Moorages: May have parking areas located not more than six hundred feet (600') from such moorage
facility or closer than one hundred feet (100') to the shoreline (see subsection G of this Section). Accessible
parking as required by the Washington State Barrier Free Standards can be allowed within one hundred feet
(100') per subsection F8g of this Section.
d. Other Uses: On the same lot as the principal use except when compliance with the conditions in subsection
E2 (Off-Site Parking) of this Section is attained. (Amd. Ord. 4790, 9-13-1999; Ord. 5729, 10-20-2014)
2. Off-Site Parking:
a. When Permitted:
i. If sufficient parking is not available on the premises of the use, a private parking area may be provided
off site, except for single and two (2) family dwellings in the RC, R -1, R-4,
R-6, and R-8 zones. Accessory dwelling units (ADUs) may utilize an off-site private parking area if
parking cannot be accommodated on site. (Ord. 5744, 1 -12-2015)
ii. In the R-10 and R-14 zones, shared parking garages are allowed provided the design standards of RMC
4-2-115 are met.
iii. Guest parking associated with single family and attached dwellings in the R -10 and R-14 zones is also
permitted to be provided off site provided it meets the following criteria:
(a) Parking is located on the neighborhood streets or in a parking court accessed by a public roadway,
but not located more than one hundred sixty feet (160') from the home it is intended to serve.
(b) Parking is not located in a limited residential access lane right-of-way, except for perpendicular
parking associated with private driveways or alleyways.
(c) Parking may be accommodated in a tandem driveway space, provided it is not accessed by a private
alleyway. (Amd. Ord. 5330, 12-10-2007; Ord. 5518, 12-14-2009; Ord. 5960, 12-9-2019)
b. Agreement Required: A parking agreement ensuring that off-site parking is available for the duration of the
use shall be approved by the Community and Economic Development Administrator, following review by the
City Attorney. (Ord. 5676, 12-3-2012)
c. Additional Information Required: The following shall be reviewed as part of the permit process:
i. A letter of justification addressing the need for off -site parking and compatibility with the surrounding
neighborhood.
ii. A site plan showing all dimensions of parking spaces, aisles, landscaping areas, abutting street
improvements, curb cuts, and on-site and abutting uses and buildings. (Ord. 5676, 12-3-2012)
d. Fees: No charge for use of such parking area shall be made in any residential zone except on a weekly or
monthly basis.
e. Maximum Distance to Off-Site Parking Area:
i. Within the Center Downtown Zone: No distance requirements apply when both the use and off -site
parking are located within the Center Downtown.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 370/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Within the UC Zone: Off-site parking shall be within five hundred feet (500') of the building or use if
it is intended to serve residential uses, and within fifteen hundred feet (1,500') of the building or use if it is
intended to serve nonresidential uses. (Ord. 5729, 10-20-2014)
iii. All Other Zones: Off-site parking shall be within five hundred feet (500') of the building or use if it is
intended to serve residential uses (excluding ADUs) and within seven hundred fifty feet (750') of the
building or use if it is intended to serve nonresidential uses.
iv. ADU Off-Site Parking: Off-site parking shall be located on an off-site easement on a property within
one quarter (1/4) mile of the lot where the ADU is located. (Ord. 5960, 12 -9-2019)
f. Transportation Management Plan Exception: The Department of Community and Economic
Development may modify the maximum distance requirements if a Transportation Management Plan or other
acceptable transportation system will adequately provide for the parking needs of the use and the conditions
outlined in RMC 4-9-250D2 are met. (Ord. 3988, 4-28-1986; Ord. 4517, 5-8-1995; Ord. 5030, 11-24-2003;
Amd. Ord. 5087, 6-28-2004; Ord. 5450, 3-2-2009; Ord. 5759, 6-22-2015)
3. Joint Use Parking Facilities:
a. When Permitted: Joint use of parking facilities may be authorized for those uses that have dissimilar
peak-hour demands or when it can be demonstrated that the parking facilities to be shared are underutilized.
(Amd. Ord. 5330, 12-10-2007)
b. Agreement Required: A parking agreement ensuring that joint use parking is available for the duration of
the uses shall be approved by the Community and Economic Development Administrator, following review by
the City Attorney. Notice of termination of the agreement shall be provided to the Administrator and additional
parking must be provided if the agreement is terminated, consistent with subsection F10 of this Section. (Ord.
5676, 12-3-2012; Ord. 5828, 12-12-2016)
c. Maximum Distance to Joint Use Parking:
i. Within the Center Downtown Zone: No distance requirements apply when both the use and joint use
parking are located within the Center Downtown.
ii. Within the UC Zone: Joint use parking shall be within seven hundred fifty feet (750') of the building
or use if it is intended to serve residential uses, and within fifteen hundred feet (1,500') of the building or
use if it is intended to serve nonresidential uses. (Ord. 5729, 10 -20-2014)
iii. All Other Zones: Joint use parking shall be within seven hundred fifty feet (750') of the building or
use it is intended to serve.
d. Special Provisions for Subdivision of Shopping Center: Parking areas in shopping centers may operate as
common parking for all uses. If a shopping center is subdivided, easements and/or restrictive covenants must
grant use and provide for maintenance of common parking and access areas. (Ord. 3988, 4 -28-1986; Ord. 4517,
5-8-1995; Ord. 5030, 11-24-2003; Amd. Ord. 5087, 6-28-2004; Ord. 5357, 2-25-2008; Ord. 5759, 6-22-2015)
F. PARKING LOT DESIGN STANDARDS:
1. Maneuvering Space/Use of Public Right-of-Way: Maneuvering space shall be completely off the right-of-way
of any public street except for parking spaces provided for single family dwellings and duplexes. Alleys shall not be
used for off-street parking and loading purposes, but may be used for maneuvering space. Parallel parking stalls
shall be designed so that doors of vehicles do not open onto the public right -of-way.
2. Maximum Parking Lot and Parking Structure Slopes: Maximum slopes for parking lots shall not exceed eight
percent (8%) slope. The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than
fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but
not be limited to, the absence of any reasonable alternative. (Ord. 5156, 9 -26-2005; Ord. 5450, 3-2-2009; Ord. 5676,
12-3-2012)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 371/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Access Approval Required: The ingress and egress of all parking lots and structures shall be approved by the
Department of Community and Economic Development. (Ord. 3988, 4 -28-1986; Ord. 5729, 10-20-2014)
4. Linkages: The Department of Community and Economic Development shall have the authority to establish, or
cause to be established, bicycle, high occupancy vehicle and pedestrian linkages within public and private
developments. Conditions may include but are not limited to:
a. Reserving parking spaces for rideshare or other high occupancy vehicles.
b. Ensuring adequate on-site nonmotorized paths connecting to public non-motorized facilities.
c. Providing transit shelters, bus turnout lanes or other transit improvements.
Enforcement shall be administered through the normal site design review and/or permitting process. (Ord. 4517,
5-8-1995; Ord. 5450, 3-2-2009; Ord. 5729, 10-20-2014; Ord. 5828, 12-12-2016)
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 On-site Lighting. Light standards
shall not be located so as to interfere with parking stalls, stacking areas and ingress and egress areas. (Amd. Ord.
4963, 5-13-2002)
6. Fire Lane Standards:
a. Applicability: As required by the Fire Codes and the Fire Department, fire lanes shall be installed
surrounding facilities which by their size, location, design or contents warrant access which exceeds that
normally provided by the proximity of City streets.
Additional fire lanes may be required in order to provide access for firefighting or rescue operations at building
entrances or exits, fire hydrants and fire protection system service connection or control devices.
The Fire Department may require that areas specified for use as driveways or private thoroughfares shall be
designated as fire lanes and be marked or identified as required by this Section.
b. Minimum Width and Clearance: Lanes shall provide a minimum unobstructed continuous width of twenty
feet (20') and provide a minimum vertical clearance of thirteen feet six inches (13'6"). (Ord. 3988, 4 -28-1986)
c. Identification:
i. Lanes shall be identified by a four inch (4") wide line and curb painted bright red. The block letters shall
state, “FIRE LANE – NO PARKING”, be eighteen inches (18") high, painted white, located not less than
one foot (1') from the curb face, at fifty foot (50') intervals. (Ord. 4130, 2 -15-1988)
ii. Signs shall be twelve inches by eighteen inches (12" x 18") and shall have letters and background of
contrasting colors, readily readable from at least a fifty foot (50') distance. (Ord. 3988, 4 -28-1966)
iii. Signs shall be spaced not further than fifty feet (50') apart nor shall they be placed less than five feet
(5'), or more than seven feet (7') from the ground. The installation and use of fire lane signs will preclude
the requirement for painting “FIRE LANE – NO PARKING”, in the lane only. The area shall be identified
by painting the curb red or in the absence of a curb, a four inch (4") red line shall be used. (Ord. 4130,
2-15-1988)
d. Surfacing and Construction Requirements: Fire lanes shall be an all weather surface constructed of
asphalt or concrete designed to be capable of supporting a thirty (30) ton fire apparatus vehicle. (Ord. 5729,
10-20-2014; Ord. 5806, 6-20-2016)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 372/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
e. Clearances and Turning Radii: Where fire lanes connect to City streets or parking lots, adequate
clearances and turning radii shall be provided.
f. Existing Buildings – Hazards: When the Fire Chief determines that a hazard due to inaccessibility of fire
apparatus exists around existing buildings, he may require fire lanes to be constructed and maintained as
provided by this Section. (Ord. 5676, 12-3-2012)
g. Modification by Fire Chief: When the required clearances outlined above cannot be physically provided,
modification may be allowed upon written application and approval of the Fire Chief.
7. Residential Parking Location Requirements:
a. RC, R-1, and R-4 Zones: See RMC 4-2-115, Residential Design and Open Space Standards.
b. R-6 and R-8 Zones: For lots abutting an alley, all parking areas and/or attached or detached garages shall
not occur in front of the building and/or in the area between the front lot line and the front building line;
parking areas and garages must occur at the rear or side of the building, and vehicular access shall be taken
from the alley. See RMC 4-2-115, Residential Design and Open Space Standards. (Ord. 5744, 1-12-2015)
c. R-10 and R-14 Zones: For lots abutting an alley, required parking shall be provided in the rear yard area for
any unit, when alley access is available.
For flats, when alley access is not available, parking should be located in the rear yard, side yard or
underground, unless it is determined through the modification process for site development plan exempt
proposals or the site development plan review process for non -exempt proposals, that parking may be allowed
in the front yard or that under building parking (ground level of a residential structure) should be permitted. See
RMC 4-2-115, Residential Design and Open Space Standards.
d. RMF Zones:
i. For Lots Abutting an Alley: All parking shall be provided in the rear yard area for any unit, and access
shall be taken from the alley.
ii. For Lots Not Abutting an Alley: No portion of covered or uncovered parking shall be located between
the primary structure and the front property line. Parking structures shall be recessed from the front facade
of the primary structure a minimum of two feet (2'). (Amd. Ord. 4999, 1 -13-2003; Ord. 5087, 6-28-2004;
Ord. 5100, 11-1-2004; Ord. 5529, 3-8-2010; Ord. 5841, 6-12-2017)
8. Parking Stall Types, Sizes, and Percentage Allowed/Required:
a. Standard Parking Stall Size – Surface/Private Garage/Carport:
i. Minimum Length in All Zones Except UC Zone: 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 Length in UC Zones: A parking stall shall be a minimum of nineteen feet (19') in length,
except for parallel stalls, measured along both sides of the usable portion of the stalls. Each parallel stall
shall be twenty three feet by nine feet (23' x 9') in size.
iii. Minimum Width: A parking stall shall be a minimum of nine feet (9') in width measured from a right
angle to the stall sides.
iv. 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'). (Ord. 5030, 11 -24-2003; Ord. 5759,
6-22-2015)
b. Standard Parking Stall Size – Structured Parking:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 373/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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 Outside of the UC Zones: 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%). (Ord. 5030, 11 -24-2003)
iv. Maximum Number of Compact Spaces in the UC Zones: The maximum number of compact spaces
shall not exceed fifty percent (50%). (Ord. 5030, 11-24-2003; Ord. 5759, 6-22-2015)
d. Tandem Parking: Tandem parking is allowed for detached single family residential and townhouse
developments. If tandem parking is provided the following standards shall apply:
i. Stall length shall conform to the standards of this subsection F8; and
ii. A restrictive covenant or other device acceptable to the City will be required to assign tandem parking
spaces to the exclusive use of specific dwelling units. Enforcement of tandem parking spaces shall be
provided by the property owner, property manager, or homeowners’ association as appropriate. (Ord.
5529, 3-8-2010)
e. Special Reduced Length for Overhang: The Department of Community and Economic Development may
permit the parking stall length to be reduced by two feet (2'), providing 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.
(Ord. 5450, 3-2-2009)
f. Guest Parking: Required guest parking stalls shall be located in a common area accessible by guests. The
area shall be set aside exclusively for guest parking. In mixed-used developments, the required guest parking
shall be calculated using only the residential portion of the development.
g. 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.
NUMBER OF ACCESSIBLE
PARKING SPACES
Total Parking Spaces in Lot
or Garage
Minimum Required Number
of Accessible Spaces
1 – 25 1
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 374/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
NUMBER OF ACCESSIBLE
PARKING SPACES
Total Parking Spaces in Lot
or Garage
Minimum Required Number
of Accessible Spaces
26 – 50 2
51 – 75 3
76 – 100 4
101 – 150 5
151 – 200 6
201 – 300 7
301 – 400 8
401 – 500 9
501 – 1,000 2% of total spaces
Over 1,000 20 spaces plus 1 space for
every 100 spaces, or fraction
thereof, over 1,000
h. Assigned Parking: Developments with attached dwellings units in the R-10, R-14, and RMF zones shall
provide a minimum of one assigned parking space to each dwelling unit. A restrictive covenant or other device
acceptable to the City will be required to assign parking spaces to the exclusive use of specific dwelling units.
Enforcement of assigned parking spaces shall be provided by the property owner, property manager, or
homeowners’ association as appropriate. (Ord. 3988, 4 -28-1986; Amd. Ord. 4854, 8-14-2000; Ord. 4963,
5-13-2002; Ord. 5909, 12-10-2018)
9. Aisle Width Standards:
a. Parallel Parking Minimum Aisle Width:
i. One Way Circulation: For one way circulation, the minimum width of the aisle shall be ten feet (10').
ii. Two Way Circulation: For two way circulation, the minimum width of the aisle shall be eighteen feet
(18'). (Ord. 3988, 4-28-1986)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 375/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Ninety Degree (90°) Parking Aisle Width Minimums: For one row and two (2) rows of ninety degree
(90°) parking using the same aisle in a one way or two (2) way circulation pattern, the minimum width of the
aisle shall be twenty four feet (24'). (Ord. 5729, 10 -20-2014)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 376/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Sixty Degree (60°) Parking Aisle Width Minimums:
i. For one row and two (2) rows of sixty degree (60°) parking using a one way circulation pattern, the
minimum width of the aisle shall be seventeen feet (17').
ii. For two (2) rows of sixty degree (60°) parking using a two (2) way circulation pattern, the minimum
width of the aisle shall be twenty feet (20'). (Ord. 3988, 4 -28-1986; Ord. 5729, 10-20-2014)
d. Forty Five Degree (45°) Parking Aisle Width Minimums:
i. One Way Circulation: For one and two (2) rows of forty five degree (45°) parking using a one way
circulation pattern, the minimum width of the aisle shall be twelve feet (12').
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 377/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Two (2) Way Circulation: For two (2) rows of forty five degree (45°) parking using a two (2) way
circulation pattern, the width of the aisle shall be twenty feet (20'). (Ord. 3988, 4 -28-1986; Ord. 5729,
10-20-2014)
10. Number of Parking Spaces Required. The specified land use shall provide parking spaces as shown in the
table in subsection F10e of this Section, except as provided in this Section:
a. Interpretation of Standards – Minimum and Maximum Number of Spaces.
i. When a maximum and a minimum range of required parking is listed in this Code, the developer or
occupant is required to provide at least the number of spaces listed as the minimum requirement, and may
not provide more than the maximum listed in this Code, unless exceptions are permitted as specified in
this Section. (Ord. 5529, 3-8-2010)
ii. When a development falls under more than one category, the parking standards for the most specific
category shall apply, unless specifically stated otherwise.
b. Alternatives:
i. Joint Parking Agreements: Approved joint use parking agreements and the establishment of a
Transportation Management Plan (TMP) may be used as described in subsection E3 of this Section to
meet a portion of these parking requirements. (Amd. Ord. 4790, 9 -13-1999)
ii. Transportation Management Plans: A Transportation Management Plan (TMP) guaranteeing the
required reduction in vehicle trips may be substituted in part or in whole for the parking spaces required,
subject to the approval of the Department.
The developer may seek the assistance of the Department in formulating a TMP. The plan must be agreed
upon by both the City and the developer through a binding contract with the City of Renton. At a
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 378/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
minimum, the TMP will designate the number of trips to be reduced on a daily basis, the means by which
the plan is to be accomplished, an evaluation procedure, and a contingency plan if the trip reduction goal
cannot be met. If the TMP is unsuccessful, the developer or current property owner is obligated to
immediately provide additional measures at the direction of the Department, which may include the
requirement to provide full parking as required by City standards. (Ord. 5450, 3 -2-2009)
c. Modifications: Modification of either the minimum or maximum number of parking stalls for a specific
development requires written approval from the Department. (Ord. 5450, 3 -2-2009)
i. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking
spaces may be granted for nonresidential uses through site plan review if the applicant can justify the
modification to the satisfaction of the Administrator. Justification might include, but is not limited to,
quantitative information such as sales receipts, documentation of customer frequency, and parking
standards of nearby cities.
ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has
been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the
criteria and process of RMC 4-9-250D2.
d. Income Restricted and CD Zone Conversions: A conversion to a land use resulting in a greater parking
requirement shall be required to provide the amount of parking required of the new use. This shall be applied to
the following conversions:
i. When attached housing converts from affordable income restricted dwelling units to non-income
restricted dwelling units; or
ii. When a commercial use in the Center Downtown (CD) Zone converts to residential, office, or
convalescent center. Additionally, conversion to any of the following commercial uses: drive -through
retail, drive-through services, hotels, mortuaries, indoor sports arenas, auditoriums, movie theaters,
entertainment clubs, bowling alleys, dance halls, dance clubs, other recreational uses, or retail marijuana in
the CD Zone. (Ord. 6099, 12-5-2022)
e. Parking Spaces Required Based on Land Use:
USE NUMBER OF REQUIRED SPACES
GENERAL:
Uses not specifically identified in this Section: Department staff shall determine which of the below uses is most similar based upon staff
experience with various uses and information provided by the applicant. The amount of
required parking for uses not listed above shall be the same as for the most similar use
listed below.
Bicycle parking: See minimum requirements in subsection F11 of this Section.
Parking in Excess of Maximum Standards: Maximum ratios for off-street parking facilities may be exceeded by up to 10% if the
applicant implements low impact development techniques that reduce stormwater runoff
and manages stormwater on site in a way that exceeds the requirements of surface water
management in RMC 4-6-030.
COMMERCIAL MIXED USES OUTSIDE OF CENTER DOWNTOWN ZONE:
Commercial mixed use with 2 or 3 individual
establishments (except vertical mixed use
developments):
The total requirement for off-street parking facilities shall be the sum of the requirements
for each use computed separately.
Shopping centers (4 or more individual
commercial establishments):
A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per
1,000 square feet of net floor area. In the UC-1 and UC-2 Zones, a maximum of 4.0 per
1,000 square feet of net floor area is permitted unless structured parking is provided, in
which case 5.0 per 1,000 square feet of net floor area is permitted. Drive-through retail or
drive-through service uses must comply with the stacking space provisions listed below.
Commercial within vertical mixed-use A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 379/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USE NUMBER OF REQUIRED SPACES
developments: 1,000 square feet of net floor area. In the UC-1 and UC-2 Zones, a maximum of 4.0 per
1,000 square feet of net floor area is permitted unless structured parking is provided, in
which case 5.0 per 1,000 square feet of net floor area is permitted.
RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE:
Detached dwellings and townhouses: A minimum of 2.0 per dwelling unit, however, 1.0 per dwelling unit may be permitted for
1 bedroom or less dwelling units. Tandem parking is allowed.
In addition, if the primary structure on a site where an accessory dwelling unit (ADU) is
proposed does not meet the City’s minimum parking standards, 1.0 additional off-street
parking space is required to obtain approval.
Cottage house developments: A minimum and maximum of 1.6 per cottage house of 3 bedrooms or greater; 1.4 per
2-bedroom cottage house; 1.0 per 1-bedroom cottage house or studio. In addition to the
minimum parking stalls required, a minimum 20% of the total number of required
parking spaces in the cottage house development shall be provided for guest parking and
located in a common area accessible by guests.
Manufactured homes within a manufactured
home park:
A minimum of 2.0 per manufactured home site, plus a screened parking area shall be
provided for boats, campers, travel trailers and related devices at a ratio of 1.0 screened
space per 10 units.
Congregate residences: A minimum and maximum of 1.0 per sleeping room and 1.0 for the proprietor, plus 1.0
additional space for each 4 persons employed on the premises.
Assisted living: A minimum and maximum of 1.0 space per residential unit of assisted living, plus
dedicated parking spaces for facility fleet vehicles.
Attached dwellings in RMF, R-14 and R-10
Zones:
A minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2
bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. In addition to the
minimum parking stalls required, a minimum 10% of the total number of required
parking spaces shall be provided for guest parking and located in a common area
accessible by guests.
Attached dwellings within all other zones: 1.0 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed.
Attached dwelling, income restricted: A minimum of 1.0 for each 4 dwelling units is required. A maximum of 1.75 per
dwelling unit is allowed.
Live-work unit, residential unit: A minimum and maximum of 1.0 per unit.
Accessory dwelling unit: When accessory to a single-family residence, 1.0 per unit is required. A maximum of 2.0
per unit is allowed.
ADUs accessory to nonresidential uses are exempt from additional parking when current
parking capacity exceeds the minimum parking requirement for the primary use,
otherwise 1.0 per unit is required.
ADUs located within 1/4 mile of a mass transit facility, as defined in RMC 4-2-080, shall
be exempt from off-street parking requirements.
RESIDENTIAL USES IN CENTER DOWNTOWN ZONE:
Attached dwellings: A minimum and maximum of 1.0 per unit.
Attached dwellings, income restricted: 1.0 for every 4 dwelling units is required. A maximum of 1.75 per dwelling unit is
allowed.
Congregate residences: A minimum and maximum of 1.0 per 4 sleeping rooms and 1.0 for the proprietor, plus
1.0 additional space for each 4 persons employed on the premises.
Assisted living: A minimum and maximum of 1.0 space per residential unit of assisted living, plus
dedicated parking spaces for facility fleet vehicles.
Detached dwellings (existing legal): A minimum of 2.0 per unit.
COMMERCIAL ACTIVITIES OUTSIDE OF THE CENTER DOWNTOWN ZONE:
Drive-through retail or drive-through service: Stacking spaces: The drive-through facility shall be so located that sufficient on-site
vehicle stacking space is provided for the handling of motor vehicles using such facility
during peak business hours. Typically 5.0 stacking spaces per window are required unless
otherwise determined by the Administrator. Stacking spaces cannot obstruct required
parking spaces or ingress/egress within the site or extend into the public right-of-way.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 380/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USE NUMBER OF REQUIRED SPACES
Banks: A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per
1,000 square feet of net floor area.
Convalescent centers: A minimum and maximum of 1.0 for every 2 employees plus 1.0 for every 3 beds.
Day care centers, adult day care (I and II): A minimum and maximum of 1.0 for each employee and 2.0 drop-off/pick-up spaces
within 100 feet of the main entrance for every 25 clients of the program.
Hotels and motels: A minimum and maximum of 1.0 per guest room plus 1.0 for every 3 employees.
Bed and breakfast houses: A minimum and maximum of 1.0 per guest room.
Mortuaries or funeral homes: A minimum and maximum of 10 per 1,000 square feet of floor area of assembly rooms.
Vehicle sales (large and small vehicles) with
outdoor retail sales areas:
A minimum and maximum of 1.0 per 5,000 square feet. The sales area is not a parking lot
and does not have to comply with 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-foot perimeter landscaping area is provided;
• They are not displayed in required landscape areas; and
• Adequate fire access is provided per Fire Department approval.
Vehicle service and repair (large and small
vehicles):
A minimum and maximum of 2.5 per 1,000 square feet of net floor area.
Offices, medical and dental: A minimum and maximum of 5.0 per 1,000 square feet of net floor area.
Offices, general: A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking
spaces per 1,000 square feet of net floor area.
Eating and drinking establishments and taverns: A minimum and maximum of 10 per 1,000 square feet of dining area.
Eating and drinking establishment combination
sit-down/drive-through restaurant:
A minimum and maximum of 1.0 per 75 square feet of dining area.
Retail sales and wholesale retail sales: A minimum and maximum of 2.5 per 1,000 square feet of net floor area, except
wholesale retail sales, which is allowed a maximum of 5.0 per 1,000 square feet of net
floor area if shared and/or structured parking is provided.
Retail marijuana: A minimum of 4.0 and a maximum of 5.0 per 1,000 square feet of net floor area.
Services, on-site (except as specified below): A minimum and maximum of 3.0 per 1,000 square feet of net floor area.
Clothing or shoe repair shops, furniture,
appliance, hardware stores, household
equipment:
A minimum and maximum of 2.0 per 1,000 square feet of net floor area.
Uncovered commercial area, outdoor nurseries: A minimum and maximum of 0.5 per 1,000 square feet of retail sales area in addition to
any parking requirements for buildings.
Recreational and entertainment uses:
Outdoor and indoor sports arenas, auditoriums,
stadiums, movie theaters, and entertainment
clubs:
A minimum and maximum of 1.0 for every 4 fixed seats or 10 per 1,000 square feet of
floor area of main auditorium or of principal place of assembly not containing fixed seats,
whichever is greater.
Bowling alleys: A minimum and maximum of 2.0 per alley.
Dance halls, dance clubs, and skating rinks: A minimum and maximum of 1.0 per 40 square feet of net floor area.
Golf driving ranges: A minimum and maximum of 1.0 per driving station.
Marinas: A minimum and maximum of 2.0 per 3 slips. For private marina associated with a
residential complex, then 1.0 per 3 slips. Also 1 loading area per 25 slips.
Miniature golf courses: A minimum and maximum of 1.0 per hole.
Other recreational: A minimum and maximum of 1.0 per occupant based upon 50% of the maximum
occupant load as established by the adopted Building and Fire Codes of the City of
Renton.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 381/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
USE NUMBER OF REQUIRED SPACES
Travel trailers: A minimum and maximum of 1.0 per trailer site.
COMMERCIAL ACTIVITIES WITHIN THE CENTER DOWNTOWN ZONE:
Convalescent center, drive-through retail,
drive-through service, hotels, mortuaries, indoor
sports arenas, auditoriums, movie theaters,
entertainment clubs, bowling alleys, dance halls,
dance clubs, and other recreational uses:
These uses follow the standards applied outside the Center Downtown Zone.
Retail marijuana: A minimum of 4.0 and a maximum of 5.0 per 1,000 square feet of net floor area.
All commercial uses allowed in the CD Zone
except for the uses listed above:
A maximum of 1.0 space per 1,000 square feet of net floor area, with no minimum
requirement.
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. Minimum and maximum parking for offices associated with hangars is 5.0 per
1,000 square feet.
Manufacturing and fabrication, laboratories, and
assembly and/or packaging operations:
A minimum of 1.0 per 1,000 square feet of net floor area and a maximum of 1.5 spaces
per 1,000 square feet of net floor area (including warehouse space).
Self service storage: A minimum and maximum of 1.0 per 3,500 square feet of net floor area. Maximum of 3.0
moving van/truck spaces is permitted.
Outdoor storage area: A minimum and maximum of 0.5 per 1,000 square feet of area.
Warehouses and indoor storage buildings: A minimum and maximum of 1.0 per 1,500 square feet of net floor area.
PUBLIC/QUASI-PUBLIC ACTIVITIES:
Religious institutions: A minimum and maximum of 1.0 for every 5 seats in the main auditorium; however, in
no case shall there be less than 10.0 spaces. For all existing institutions enlarging the
seating capacity of their auditoriums, 1.0 additional parking space shall be provided for
every 5 additional seats provided by the new construction. For all institutions making
structural alterations or additions that do not increase the seating capacity of the
auditorium, see “outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters,
and entertainment clubs.”
Medical institutions: A minimum and maximum of 1.0 for every 3 beds, plus 1.0 per staff doctor, plus 1.0 for
every 3 employees.
Cultural facilities: A minimum and maximum of 40 per 1,000 square feet.
Public post office: A minimum and maximum of 3.0 for every 1,000 square feet.
Secure community transition facilities: A minimum and maximum of 1.0 per 3 beds, plus 1.0 per staff member.
Schools:
Elementary and junior high: A minimum and maximum of 1.0 per employee. In addition, if buses for the
transportation of students are kept at the school, 1.0 off-street parking space shall be
provided for each bus of a size sufficient to park each bus.
Senior high schools: public, parochial and
private:
A minimum and maximum of 1.0 per employee plus 1.0 space for every 10 students
enrolled. In addition, if buses for the private transportation of children are kept at the
school, 1.0 off-street parking space shall be provided for each bus of a size sufficient to
park each bus.
Colleges and universities, arts and crafts
schools/studios, and trade or vocational schools:
A minimum and maximum of 1.0 per employee plus 1.0 for every 3 student rooming
units, plus 0.5 space for every full-time student not residing on campus. In addition, if
buses for transportation of students are kept at the school, 1.0 off-street parking space
shall be provided for each bus of a size sufficient to park each bus.
(Ord. 4517, 5-8-1995; Amd. Ord. 4790, 9-13-1999; Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982,
9-23-2002; Ord. 5018, 9-22-2003; Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5100, 11-1-2004; Ord. 5286,
5-14-2007; Ord. 5355, 2-25-2008; Ord. 5357, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5387, 6-9-2008; Ord. 5437,
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 382/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
12-8-2008; Ord. 5450, 3-2-2009; Ord. 5469, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5520, 12-14-2009; Ord. 5529,
3-8-2010; Ord. 5607, 6-6-2011; Ord. 5649, 12-12-2011; Ord. 5676, 12-3-2012; Ord. 5729, 10-20-2014; Ord. 5816,
10-3-2016; Ord. 5828, 12-12-2016; Ord. 5841, 6-12-2017; Ord. 5909, 12-10-2018; Ord. 5960, 12-9-2019; Ord.
6042, 12-13-2021; Ord. 6046, 12-13-2021; Ord. 6092, 11-28-2022; Ord. 6099, 12-5-2022)
11. Number of Bicycle Parking Spaces Required:
a. Bicycle Parking Spaces Required: Bicycle parking shall be provided for all residential developments that
exceed five (5) residential units and/or all non -residential developments that exceed four thousand (4,000) gross
square feet in size. When there are two (2) or more separate uses on a site, the required bicycle parking for the
site shall be the sum of the required parking for the individual uses. Modification of these minimum standards
requires written approval from the Department of Community and Economic Development.
USE NUMBER OF REQUIRED SPACES
All uses, unless specifically specified below: The number of bicycle parking spaces shall be equal to ten percent (10%) of the
number of required off-street vehicle parking spaces; for uses in the CD zone that do
not require off-street vehicle parking, the number of bicycle parking spaces shall be
equivalent to ten percent (10%) of off-street vehicle parking spaces required for the
same use located outside of the CD zone. Spaces shall meet the requirements of
subsection F11b of this Section, Bicycle Parking Standards.
Office, general, medical and dental, manufacturing
and fabrication, laboratories, and packaging
operations:
The number of bicycle parking spaces shall be equal to ten percent (10%) of the
number of required off-street vehicle parking spaces; for uses in the CD zone that do
not require off-street vehicle parking, the number of bicycle parking spaces shall be
equivalent to ten percent (10%) of off-street vehicle parking spaces required for the
same use located outside of the CD zone. Spaces shall meet the requirements of
subsection F11c of this Section, Bicycle Parking Standards.
Attached dwellings: One-half (0.5) bicycle parking space per one dwelling unit. Spaces shall meet the
requirements of subsection F11c of this Section, Bicycle Parking Standards.
(Ord. 5798, 4-25-2016)
b. Bicycle Parking Standards: The location of and access to bicycle parking areas for all uses except office,
manufacturing and fabrication, laboratories, packaging operations, and attached dwellings, shall be in
accordance with the following standards: (Ord. 5729, 10-20-2014)
i. Bicycle parking facilities shall include a rack that is permanently affixed to the ground and supports the
bicycle at two (2) or more points, including at least one point on the frame. The user shall be able to lock
the bicycle with a U-shaped lock or cable lock. Bicycle racks that only support a bicycle front or rear
wheel are not permitted. Bicycle racks shall be installed to provide adequate maneuvering space and
ensure that the requisite number of bicycle parking spaces remain accessible; and
ii. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead
clearance of seven feet (7'). A maneuvering area of five feet (5') shall separate rows of bicycle parking
spaces. Where the bicycle parking is abutting the sidewalk, only the maneuvering area may extend into the
right-of-way; and (Ord. 5676, 12-3-2012)
iii. Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle parking only; and
iv. Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Parking areas shall be
located so as to not conflict with vehicle vision clearance standards; and
v. Bicycle parking shall be conveniently located with respect to the street right -of-way and must be within
fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access
route; and
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 383/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
vi. Whenever possible, bicycle parking shall be incorporated into the building design and coordinate with
the design of the street furniture when it is provided; and
vii. Bicycle parking shall be visible to cyclists from street sidewalks or building entrances, so that it
provides sufficient security from theft and damage; and
viii. Bicycle parking shall be at least as well lit as vehicle parking for security.
c. Bicycle Parking Standards: The location of and access to bicycle parking areas for office, manufacturing
and fabrication, laboratories, packaging operations, and attached dwellings shall be in accordance with the
following standards: (Ord. 5729, 10-20-2014)
i. Bicycle parking standards i through iv in subsection F11b of this Section shall apply to this subsection;
and
ii. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its
components and accessories from theft and weather. Acceptable examples include bike lockers, bike
check-in systems, in-building parking, and limited access fenced areas with weather protection.
iii. For in-building bike parking and limited access fenced areas, fixed structures for locking individual
bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six
feet (6') high, or be floor-to-ceiling.
iv. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the
bicycle parking requirement. However, designated bicycle parking spaces within individual garages can
count toward the minimum requirement.
d. Modification: The Department of Community and Economic Development may authorize a modification
from either of the minimum bicycle parking requirements for a specific development should conditions warrant
as described in RMC 4-9-250D2. When seeking a modification from the minimum bicycle parking
requirements, the developer or building occupant shall provide the Department of Community and Economic
Development with written justification for the proposed modification. (Ord. 5529, 3 -8-2010)
G. PARKING LOT CONSTRUCTION REQUIREMENTS:
1. Surfacing Requirements for Parking Areas: All off-street parking areas shall be paved with asphaltic concrete,
cement or equivalent alternative material of a permanent nature as approved by the Public Works Department.
Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used
where feasible and to the extent required by the Surface Water Design Manual. (Ord. 5828, 12 -12-2016)
2. Surfacing Requirements for Storage Lots: Storage lots may be surfaced with crushed rock or similar material
approved by the Public Works Department.
3. Marking Requirements: All parking areas other than those for single family residential and duplex dwellings
shall have stalls marked and access lanes clearly defined, including directional arrows to guide internal circulation.
a. All entrances and exits shall be designated as such by markings on the parking lot pavement in addition to
any signs which may be used as entrance and exit guides.
b. All markings are to be of commercial traffic paint or equal material and are to be maintained in a legible
condition.
c. All accessible (Americans with Disabilities Act, ADA), compact and guest parking spaces shall be marked.
4. Wheel Stops Required: Wheel stops shall be required on the periphery of the parking lot so the cars shall not
protrude into the public right-of-way of the parking lot, or strike buildings. Wheel stops shall be two feet (2') from
the end of the stall for head-in parking.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 384/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Drainage: Drainage shall meet City requirements, including the location of the drains and the disposal of water
and shall be in compliance with the Surface Water Design Manual. (Ord. 5828, 12 -12-2016)
H. LANDSCAPE MAINTENANCE REQUIREMENTS:
1. Maintenance Required: Landscaping shall be kept neat, orderly and of attractive appearance at all times. Such
landscaping shall be maintained by the owner and/or occupant.
2. Periodic Inspection: Landscaped areas will be subject to periodic inspection by the Development Services
Division to ensure maintenance. Said Division shall advise enforcing authority of noncompliance with Section
requirements.
3. Maintenance Bonds and Charges Authorized: In the event that such landscaping is not maintained in a
reasonable, neat, and clean manner, the City shall have the right to demand a proper performance or similar bond
from the owner or occupant of the premises to assure proper and continuous maintenance, or alternately, the City
reserves the right to cause such maintenance to be done and to charge the full cost thereof unto the owner. (Ord.
3988, 4-28-1986)
I. DRIVEWAY DESIGN STANDARDS:
1. Driveway Location – Hazard Prohibited: No driveway shall be constructed in such a manner as to be a hazard
to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or
similar devices or conditions. The cost of relocating any such street structure when necessary to do so shall be borne
by the abutting property owner. Said relocation of any street structure shall be performed only through the
Department and person holding authority for the particular structure involved. (Ord. 4517, 5 -8-1995; Ord. 5676,
12-3-2012)
2. Driveway Spacing Based Upon Land Use:
a. Industrial, Warehouse and Shopping Center Uses:
i. The location of ingress and egress driveways shall be subject to approval of the City under curb cut
permit procedures.
ii. There shall be a minimum of forty feet (40') between driveway curb returns where there is more than
one driveway on property under unified ownership or control and used as one premises.
iii. Driveways shall not be closer than five feet (5') to any property line (except as allowed under
subsection I9 of this Section, Joint Use Driveways).
b. All Other Uses:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 385/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. The location of ingress and egress driveways shall be subject to approval of the Department under curb
cut permit procedures.
ii. Driveway width (aggregate width if more than one driveway exists) shall not exceed forty percent
(40%) of the street frontage. (Ord. 3988, 4-28-1986)
iii. Driveways shall not be closer than five feet (5') to any property line (except as allowed under
subsection I9 of this Section, Joint Use Driveways). (Ord. 4517, 5-8-1995)
iv. There shall be a minimum of eighteen feet (18') between driveway curb returns where there is more
than one driveway on property under single ownership or control and used as one premises. (Ord. 5729,
10-20-2014)
3. Driveway Width Maximums Based Upon Land Use:
a. Industrial, Warehouse and Shopping Center Uses:
i. Driveway width (aggregate width if more than one driveway exists) shall not exceed forty percent (40%)
of the street frontage.
ii. The width of any driveway shall not exceed fifty feet (50') exclusive of the radii of the returns or taper
section, the measurement being made parallel to the centerline of the street roadway.
iii. The Administrator may grant an exception upon proper application in writing and for good cause
shown, which shall include, but not be limited to, the absence of any reasonable alternative. (Ord. 5156,
9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
b. Single Family and Duplex Uses: The maximum width of single loaded garage driveways shall not exceed
nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). If a garage is not present
on the subject property the maximum width of a driveway shall be sixteen feet (16'). (Ord. 5517, 12 -14-2009)
c. All Other Uses: The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the
returns or the taper section, the measurement being made parallel to the centerline of the street roadway. (Ord.
5729, 10-20-2014)
4. Maximum Number of Driveways Based Upon Land Use:
a. Industrial, Warehouse and Shopping Center Uses: There shall be no more than two (2) driveways for
each three hundred thirty feet (330') of street frontage serving any one property or among abutting properties
under unified ownership or control. For each additional one hundred sixty five feet (165') of street frontage an
additional driveway may be allowed.
b. All Other Uses: There shall be no more than one driveway for each one hundred sixty five feet (165') of
street frontage serving any one property or among properties under unified ownership or control; for each one
hundred sixty five feet (165') of additional street frontage another driveway may be permitted subject to the
other requirements of this Section. (Ord. 3988, 4 -28-1986; Ord. 5729, 10-20-2014)
5. Driveway Angle – Minimum: The angle between any driveway and the street roadway or curb line shall not be
less than forty five degrees (45°).
6. Driveway Grades – Maximum Based Upon Land Use:
a. Single Family and Two (2) Family Uses: Maximum driveway slopes shall not exceed fifteen percent
(15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence entering public or private
streets, alleys, sidewalks, and/or pedestrian pathways. To exceed fifteen percent (15%), a variance from the
Administrator is required.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 386/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. All Other Uses: Maximum driveway slope shall not exceed eight percent (8%). The Administrator may
allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon
proper application in writing and for good cause shown, which shall include, but not be limited to, the absence
of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required.
(Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
7. Surfacing Requirements for Driveways and Driveway Encroachments: Driveways and driveway approaches
in the public right-of-way shall be paved with asphaltic concrete, cement, or equivalent alternative materials of a
permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased
infiltration opportunities, such as permeable pavements, shall be used where feasible and consistent with the Surface
Water Design Manual.
8. Two (2) Track Driveway Design: For single-family lots, driveways may provide a pervious strip in the center in
order to reduce the impervious surface of driveways. A two (2) track driveway does not allow for an increase in
allowed driveway width.
9. Joint Use Driveways:
a. Benefits: Joint use driveways reduce the number of curb cuts along individual streets and thereby improve
safety and reduce congestion while providing for additional on -street parking opportunities. Joint use
driveways should be encouraged when feasible and appropriate, particularly when there is existing
underutilized parking proximate to a subject site. (Ord. 4517, 5 -8-1995)
b. Where Permitted: Adjoining lots may utilize a joint use driveway accessed from a public street where such
joint use driveway reduces the total number of driveways entering the street network, subject to the approval of
the Department of Community and Economic Development. Joint use driveways must be created upon the
common property line of the properties served or through the granting of a permanent access easement when
said driveway does not exist upon a common property line. If the adjoining lots are residential, the joint use
driveway shall provide access to no more than two (2) lots and each lot shall abut a public street. Joint use
access to the driveway shall be assured by easement or other legal form acceptable to the City. (Ord. 3988,
4-28-1986; Ord. 4517, 5-8-1995; Ord. 5450, 3-2-2009; Ord. 5727, 10-20-2014; Ord. 5867, 12-11-2017)
10. Driveways Providing Access or Connection To and From the State Highway System: Any driveway
providing access or connection to or from the state highway system shall be designed and installed pursuant to RMC
4-6-060F10. (Ord. 5413, 10-13-2008; Ord. 5828, 12-12-2016; Ord. 6090, 11-28-2022)
J. LOADING SPACE STANDARDS:
1. Loading Space Required: For all buildings hereafter erected, reconstructed or enlarged, adequate permanent
off-street loading space shall be provided if the activity carried on in such building requires deliveries to it or
shipments from it of people or merchandise. Loading space shall be in addition to required off -street parking spaces.
2. Plan Required: Loading space shall be shown on a plan and submitted for approval by the Department of
Community and Economic Development. (Ord. 5729, 10-20-2014)
3. Projection into Streets or Alleys Prohibited: No portion of a vehicle taking part in loading or unloading
activities shall project into a public street or alley. Ingress and egress points from public rights -of-way at designated
driveways shall be designed and located in such a manner as to preclude off - site or on-street maneuvering of
vehicles.
4. Minimum Clear Area for Dock High Loading Doors: Buildings which utilize dock-high loading doors shall
provide a minimum one hundred feet (100') of clear maneuvering area in front of each door.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 387/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Minimum Clear Area for Ground Level Loading Doors: Buildings which utilize ground level service or
loading doors shall provide a minimum of forty five feet (45') of clear maneuvering area in front of each door. (Ord.
3988, 4-28-1986)
K. MODIFICATIONS:
1. Special Provisions for Use of Paved Recreation Space for Parking: The Building Department may authorize
the use of space designated and primarily used for recreation purposes for a portion of the required parking space
provided the space conforms to the following conditions: Such parking areas shall be subject to all locational and
developmental provisions of this Section; such portions of the recreation area to be used for parking shall be paved
with a durable, dustless surface of a permanent nature; and such parking space may be credited only to space
requirements of the principal use which it is intended to serve. (Ord. 4517, 5 -8-1995)
2. Modification of Standards: See RMC 4-9-250D.
L. DEFERRAL OF INSTALLATION OF REQUIRED IMPROVEMENTS:
See RMC 4-9-060. The requirement of a bond for landscape installation may be waived upon approval of the
Department of Community and Economic Development and upon written application by the applicant. (Ord. 3718,
3-28-1983; Ord. 3988, 4-28-1986; Ord. 5729, 10-20-2014)
M. APPEALS:
To Hearing Examiner pursuant to RMC 4 -8-110.
4-4-085 PARKING OF VEHICLES ON RESIDENTIAL PROPERTY:
A. PURPOSE:
The primary purpose of yards on residential property is to provide access to light and air and to provide circulation,
recreation, and landscaping around the primary dwelling building. The presence of such yards on residential
property is beneficial to the general health, safety, and welfare of the community. The purpose of this Section is to
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 388/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
restrict the type and number of vehicles that may be parked on residential property by declaring the parking of
vehicles in violation of this Section to be a public nuisance and such violations, if unabated, present a risk to public
health, safety and welfare. This Section does not address the development standards for off -street parking facilities,
which can be found in RMC 4-4-080.
B. APPLICABILITY:
This Section applies to the parking or storage of vehicles on any residentially zoned (RC, R -1, R-4, R-6, R-8, R-10,
R-14, and RMF) lot upon which one or more dwelling units exist.
C. DEFINITIONS:
For the purpose of this Section, the following terms shall be defined as follows:
1. Commercial Vehicle: Any motor vehicle that does not meet the definition of “recreational vehicle,” as defined
herein, and (a) exceeds nine feet (9') in height measured from the ground to the highest part of the vehicle or
frame-mounted cargo attachment, (b) has a cargo area, truck bed, or frame that extends more than nine feet (9')
behind the vehicle’s passenger cab or seating area, (c) has a curb weight of more than ten thousand (10,000) pounds,
or (d) can accommodate eight (8) or more persons not including the driver. This definition is intended to include
vehicles that are generally not for personal use and are not in keeping with the character of residential areas, which
includes but is not limited to, all box trucks, cargo trucks/vans, chassis cabs, cutaway trucks/vans, utility trucks,
flat-bed trucks, high-cube (a.k.a. hicube) trucks, tow trucks, delivery trucks, and landscaping trucks. For the purpose
of applying/enforcing this definition, the City may rely upon actual measurements, manufacturer published
specifications, and/or observations and perceptions that make it apparent the maximum specifications are exceeded.
2. Curb Weight: The weight of a motor vehicle without occupants or cargo as determined by the vehicle
manufacturer (also called “gross vehicle weight” or “empty scale weight”) or as reported by the Washington State
Department of Licensing.
3. Licensed Driver: A person who has obtained a valid driver’s license in accordance with Chapter 46.20 RCW.
4. Recreational Vehicle: A vehicle, with or without motive power, capable of human habitation or camping
purposes and/or used for sporting, recreation, or social activities including but not limited to trailers, motor coaches,
motor homes, fifth-wheels, campers, camper shells, camper trailers, snowmobiles and snowmobile trailers, boats and
boat trailers, all-terrain vehicles and all-terrain vehicle trailers, and utility trailers.
5. Trailer: Any vehicle without motive power designed to be drawn by another vehicle and attached to the towing
vehicle by means of a hitch or other connector, and ordinarily used for transporting items upon public streets and
highways.
D. GENERAL:
1. Obstruction of Right-of-Way: It shall be a violation of this Section for a vehicle to be parked in such a manner
that it intrudes into the public right-of-way.
2. Disabled or Unlicensed Vehicles and Boats: It is unlawful for any person to keep, store or park, or to permit any
other person to keep, store or park, any disabled vehicle or boat, or unlicensed vehicle or boat, on any residentially
zoned property within the City unless that vehicle or boat is stored and parked outside public view within a fully
enclosed building at all times. Vehicles and boats which are kept on site and outside of an enclosed building shall be
operational and currently registered.
3. Impermissible Parking Locations: Except for recreational vehicles and commercial vehicles being used for
development activity pursuant to a valid City-issued permit, all motor vehicles shall be parked on a lawfully
established driveway or an approved impervious surface. A separate violation of this Section shall be deemed to
have occurred when, after issuance of a citation, twenty four (24) or more consecutive hours passes and the
offending vehicle remains in an impermissible location, regardless of whether or not the vehicle has been relocated
from the original location. For the purpose of this Section, driveways consisting of compacted dirt and/or gravel
established prior to the effective date of this Section shall be considered a permissible parking location.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 389/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Maximum Number of Vehicles per Lot: A maximum of four (4) vehicles, not including motorcycles or mopeds,
may be parked on a lot unless vehicles in excess of the allowed number are kept within an enclosed building.
Additional vehicles may be allowed if:
a. More than four (4) licensed drivers reside at the same address, an additional motor vehicle for each licensed
driver over four (4) may be parked at that particular address, provided that each licensed driver and said vehicle
are registered to that same address; or
b. An additional vehicles permit is obtained (see RMC 4 -9-105).
c. RMC 4-4-080, Parking, Loading and Driveway Regulations, allows more off -street parking stalls for the
subject property based on the presence of lawfully established structures and uses.
E. COMMERCIAL VEHICLES:
No more than one commercial vehicle shall park or otherwise be stored on any lot in any residential zone except as
allowed through an additional vehicles permit; provided, that no semi-trucks, semi-cabs, or tractor trailers shall be
permitted. The following vehicles shall be exempt from this subsection:
1. A vehicle that is being actively loaded or unloaded; or
2. A vehicle that is being used for the exclusive purpose of providing active and permitted construction or other
hired services with the permission of the owner of the property at that location including, but not limited to,
construction, carpentry, plumbing, landscaping, and moving services.
F. RECREATIONAL VEHICLES:
Except for loading and unloading activities completed within three (3) days within a two (2) week period, parking or
storage of recreational vehicles is not permitted unless there is compliance with the following:
1. Permitted Parking Locations: The following locations are listed in order of preference. If a specified location is
not available for parking a recreational vehicle due to physical constraints, conflicts with other provisions of Renton
Municipal Code, or based on the judgment of the Administrator, then the subsequent location shall be an eligible
location for compliance with this subsection.
a. Within a vented garage, or a carport;
b. In a side or rear yard, and parked at least five feet (5') from property lines for recreational vehicles taller than
eight feet (8'), whether on or off a trailer. If parked broadside to a street on the side or rear of a lot, the
recreational vehicle must be sight-screened from that street;
c. Within a front yard on a driveway parked at least five feet (5') from the side property line and perpendicular
to the street;
d. In other locations determined by the Administrator to be less obtrusive than the above locations. Screening
may be required to meet this standard; and
e. If none of the above locations are feasible, the recreational/utility vehicle must be stored off site.
2. Modifications: The Administrator shall have the authority to modify the standards of this Section, subject to the
provisions of RMC 4-9-250D, Modification Procedures.
3. Effective Date: Notwithstanding any other provision of this Section, recreational vehicles shall not be regulated
by this subsection F, Recreational Vehicles, for one year from the effective date of the first ordinance codified in this
Section.
G. VIOLATIONS AND PENALTIES:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 390/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Violations of this Section shall be enforced pursuant to chapter 1-10 RMC.
(Ord. 5959, 12-9-2019; Ord. 6068, 6-13-2022)
4-4-090 REFUSE AND RECYCLABLES STANDARDS:
A. APPLICABILITY:
All new developments for cottage housing, 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. (Ord. 6042, 12 -13-2021)
B. EXEMPTION FOR SINGLE FAMILY AND TWO (2) ATTACHED RESIDENCES (DUPLEXES):
Single-family and two (2) attached residences (duplexes) shall be exempt from these requirements for refuse and
recyclables deposit areas. Single-family residences that comprise a cottage house development do not qualify for the
exemption. (Ord. 6042, 12-13-2021)
C. GENERAL REQUIREMENTS APPLICABLE TO ALL USES (EXCEPT SINGLE FAMILY AND TWO (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 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 fifty feet (50') of a lot zoned residential, except by approval through the site
development plan review process, or through the modification process if exempt from site development plan review.
(Ord. 5676, 12-3-2012; Ord. 5744, 1-12-2015)
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 near
garbage collection areas to encourage their use. (Ord. 5676, 12 -3-2012)
6. Signage Required: Refuse or recyclables deposit areas shall be identified by signs not exceeding two (2) square
feet.
7. Containment in Zone 1 Wellhead Protection Areas: Containment shall be provided if the site infiltrates to a
Zone 1 Wellhead Protection Area.
8. Architectural Design 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 Administrator.
(Ord. 5852, 8-7-17)
9. 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.
10. 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
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 391/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
point shall have a vertical clearance of at least eleven feet (11'), but no more than fourteen feet (14'). (Ord. 5852,
8-7-17)
11. Weather Protection: Weather protection of refuse and recyclables shall be en-sured by using weather-proofed
containers or by providing a roof over the storage area.
12. 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. (Ord. 5828, 12 -12-2016)
D. MULTI-FAMILY DEVELOPMENTS – ADDITIONAL REQUIREMENTS FOR DEPOSIT AND
COLLECTION AREAS:
1. The refuse and recyclables deposit area and collection points for multi -family residences shall be apportioned,
located and designed as follows:
a. 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.
b. 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.
c. 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.
d. 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.
e. 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.
f. Site Plan Location: If refuse or recyclable containers are located within a building, then the space which
these facilities utilize as well as parking space for refuse/recyclable container -towing vehicles must be clearly
shown on plans submitted to the City. Additionally, an exterior space must be provided to accommodate the
container(s) on refuse/recyclable pick-up days. (Ord. 4971, 6-10-2002)
g. Parking Space Obstruction Prohibited: Refuse and recyclable containers, and associated refuse/recyclable
container-towing vehicles may not obstruct a required parking space at any time. (Ord. 4971, 6-10-2002)
h. Storage in Required Parking Space Prohibited: Refuse and recyclable containers, and associated
refuse/recyclable container-towing vehicles may not be stored in the minimum required parking spaces for a
development. (Ord. 4971, 6-10-2002)
2. Multi-family residences using thirty-five (35) gallon garbage carts or smaller, when allowed, must meet all of the
following requirements:
a. Storage Space: Storage space for carts must be provided either within the garage or outside.
i. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and
recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and
sixty inches (60”) high. This space must be identified on floor plans.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 392/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the
same lot as the dwelling in a side or rear yard.
b. Screening: Outdoor storage must be adequately screened from public view, made of wood, masonry, or
ornamental metal.
c. Pick-Up Location: Space for carts to be placed on garbage pick -up day must be sufficient to accommodate
the number of carts expected to be serviced on pick-up day. There shall be a direct connection constructed of a
smooth surface that allows carts to be smoothly rolled to the street or other specified pick -up location.
d. Parking Space Obstruction Prohibited: Refuse and recycle carts may not obstruct a required parking
space at any time.
e. Storage in Required Parking Space Prohibited: Refuse and recycle carts may not be stored in the
minimum required parking spaces. (Ord. 5852, 8-7-17)
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.
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 recyclables 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 of one 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:
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 -9-250D.
G. APPEALS:
Any decisions made in the administrative process described in this Section may be appealed to the Community and
Economic Development Administrator within fifteen (15) days and filed, in writing, with the Department of
Community and Economic Development. The Administrator shall give substantial weight to any discretionary
decision of the City rendered pursuant to this Section. (Ord. 4376, 11 -16-1992, Ord. 4703, 2-2-1998; Amd. Ord.
4963, 5-13-2002; Ord. 5156, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 393/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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, 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 fifty percent (50%) 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 Community and Economic Development Administrator shall determine compliance with these standards
concurrently with any development permit review. (Ord. 5676, 12-3-2012)
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.
a. 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 D1 of this Section, General Screening.
E. ROOF-TOP EQUIPMENT:
All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view.
Subject to the Administrator’s discretion, 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.
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 Administrator may require
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. (Ord. 5676, 12 -3-2012; Ord. 5746, 1-12-2015)
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 through the site plan development review process or the
modification process for site plan development review 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 residentially zoned lot
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 394/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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 any combination of the same is required to achieve adequate
visual or acoustical screening. These provisions may be modified through the site plan development 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. (Ord. 5744, 1 -12-2015)
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
sight-obscuring fences or solid walls a minimum of six feet (6') in height, berming, and/or landscaping as
determined by the Administrator 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.
(Ord. 5676, 12-3-2012)
G. VEHICLE STORAGE SCREENING, CA ZONE:
In lieu of subsection F3 of this Section, vehicle storage screening shall include the following: fencing, berming,
enclosing walls and landscaping, as determined by the Administrator, sufficient to achieve substantial visual and
acoustical screening, shall be provided to screen adjacent and abutting properties, public rights -of-way and limited
rights-of-way. (Ord. 5676, 12-3-2012)
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. MODIFICATIONS:
The Administrator shall have the authority to modify the standards of this Section, subject to the provisions of RMC
4-9-250D, Modification Procedures.
J. APPEALS:
See RMC 4-8-110. (Ord. 4963, 5-13-2002; Ord. 5981, 10-12-2020)
4-4-100 SIGN REGULATIONS:
A. PURPOSE:
It is the purpose of these regulations to provide a means of regulating signs so as to promote the health, safety,
morals, general welfare, social and economic welfare and esthetics of the City of Renton. Signs are erected to
provide information for the benefit and convenience of pedestrians and motorists and should not detract from the
quality of urban environment by being competitive or garish. Signs should complement and characterize the
environment which they serve to give their respective areas a unique and pleasing quality. The regulations of this
Code are not intended to permit any violations of any other lawful ordinance. The purposes of this Section are
implemented through the establishment of standards for the type, placement, scale, and construction of signs which
varies by use, zoning district, or City Center sign district. (Ord. 2877, 9 -9-1974; Amd. Ord. 4720, 5-4-1998)
B. APPLICABILITY AND AUTHORITY:
1. Applicability: No sign shall hereafter be erected, re-erected, constructed or altered, except as provided by this
Code and a permit for the same has been issued by the Building Official.
2. Permits Required: A separate permit shall be required for a sign or signs for each business entity and/or a
separate permit for each group of signs on a single supporting structure. In addition, electrical permits shall be
obtained for electric signs. (Ord. 4629, 8-19-1996)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 395/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Periodic Inspection of Signs: All signs controlled by this Section shall be subject to inspection and periodic
reinspection by the Community and Economic Development Administrator. (Ord. 3719, 4 -11-1983; Amd. Ord.
4832, 3-6-2000; Ord. 5450, 3-2-2009)
4. Authority of Community and Economic Development Administrator: The Community and Economic
Development Administrator is hereby authorized and directed to enforce all the provisions of this section. The
Administrator may order the removal of any sign that is not maintained in accordance with the provisions of
subsection D3 of this section. (Ord. 2877, 9-9-1974; Amd. Ord. 3719, 4-11-1983; Ord. 4832, 3-6-2000; Ord. 5450,
3-2-2009)
5. Exemptions from Sign Code Regulations:
a. Indoor Signage: This Code does not apply to any signs or sign structures located within a building. (Ord.
2877, 9-9-1974, Amd. Ord. 4720, 5-4-1998)
b. Government and Utility Signage: Nothing in this Code shall be interpreted as controlling public and
informational signs placed on the public right-of-way by any governmental agency or public utility having
underground or overhead installations. (Ord. 2877, 9-9-1974)
c. Awning, Canopy, and Marquee Structures Having No Signage: Awnings and canopies shall meet the
applicable provisions of the adopted edition of the International Building Code. (Ord. 4720, 5 -4-1998; Ord.
5450, 3-2-2009)
6. Exceptions from Permit Requirements: The following shall not require a sign permit. These exceptions shall
not be construed as relieving the owner of any sign from the responsibility of its erection, maintenance and
compliance with any other law or ordinance regulating the same.
a. Bulletin Boards: Bulletin board not over twelve (12) square feet in area on one face for each public,
charitable or religious institution when the same is located on the premises of said institution.
b. City Sponsored Signs: Temporary signs for the purpose of announcing or promoting a City sponsored
community fair, festival, or event. Such decorations and signs may be displayed no more than fourteen (14)
calendar days prior to and during the fair, festival, or event. All decorations and signs must be removed within
five (5) calendar days following the end of the fair, festival or event. Exceptions to the time limitations may be
approved by the Mayor’s office. The temporary signs may be located on or over public rights -of-way with
approval of the sign placement by the City of Renton Transportation Systems Division.
c. City Sponsored or Co-Sponsored Signs and Displays: City sponsored or co-sponsored signs, banners, or
decorations subject to approval of the Mayor’s office. These signs, banners, and displays may be located on or
over public rights-of-way with approval of the sign placement by the City of Renton Transportation Systems
Division. (Amd. Ord. 4848, 6-26-2000)
d. Construction Signs:
i. Construction Advertising: One temporary sign per street frontage, not exceeding thirty two (32) square
feet in area on one face, denoting the architect, engineer, contractor, financier, developer and/or future site
occupant or tenant when placed on the site of new construction and/or building or site renovation.
ii. Temporary Replacement Signage: Existing uses which have removed permanent signage during a
construction project may install temporary banners and/or rigid portable signs in lieu of permanent
signage. Only one banner or rigid portable sign shall be allowed per street frontage. Wall -hung and
wall-pole strung banners shall not exceed one hundred (100) square feet in size, pole -hung banners shall
not exceed twenty (20) square feet in size, and rigid portable signs shall not exceed thirty two (32) square
feet in size. The above temporary signage may only be displayed in conjunction with a valid building or
construction permit. Temporary replacement signs shall be removed at, or prior to, the finalization of the
building permit. (Amd. Ord. 4859, 9-18-2000)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 396/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
e. Copy Changes: The changing of the advertising copy or message on a painted or printed sign, theater
marquee and similar signs specifically designed for the use of replaceable copy.
f. Credit Signs: Signs of not over two (2) square feet advertising that credit is available to members of
monetary institutions.
g. Flags: National, State, county and municipal flags properly displayed. In addition, one corporate or
institutional flag may be properly displayed per site. (Ord. 4848, 6 -26-2000)
h. Garage Sale Signs: See RMC 4-4-100J3. (Ord. 5062, 1-26-2004)
i. Holiday Displays: Temporary signs and decorations customary for special holidays, observed by the federal,
state or municipal government erected entirely on private property. (Amd. Ord. 4848, 6 -26-2000; Ord. 5062,
1-26-2004)
j. Memorial Signs: Memorial signs or tables, names of buildings and dates of erection, when cut into any
masonry surface or when constructed of bronze or other incombustible materials. (Ord. 4629, 8 -19-1996; Amd.
Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004)
k. Modifications Not Requiring Structural or Electrical Changes:
i. Outside of City Center: Painting, repainting or cleaning of an advertising structure or the changing of
the advertising copy or message thereon shall not be considered an erection or alteration which requires
sign permit unless a structural or electrical change is made. (Ord. 4629, 8 -19-1996; Amd. Ord. 4720,
5-4-1998)
ii. Inside City Center Sign Regulation Boundaries: Painting, repainting or cleaning of an advertising
structure shall not be considered an erection or alteration which requires sign permit unless a structural or
electrical change is made. A change of sign face shall be subject to permit requirements. (Ord. 4720,
5-4-1998; Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004)
l. Open House Signs. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004)
m. Political Signs: Political signs less than thirty two (32) square feet on one face as herein defined. (Amd.
Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004; Ord. 5604, 6-6-2011)
n. Public Art: Sculptures, wall paintings, murals, collages, banners and other design features which do not
incorporate advertising or identification, consistent with the provisions and procedures of the Public Art
Exemption, RMC 4-9-160. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004)
o. Public Service Signs: Nonadvertising and nonpromotional signs such as citizen recognition signs,
neighborhood welcome signs, signs indicating scenic or historic points of interest, or other signs of similar
nature as determined by the Development Services Division. Such signs may be located in any zone and shall
require approval of the Development Services Division. These signs may be located on or over public
rights-of-way with approval of the sign placement by the City of Renton Transportation Systems Division.
(Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004)
p. Real Estate Signs: Open house signs as described in subsection J2b(i) of this Section and freestanding real
estate signs as described in subsection J2c of this Section. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004;
Ord. 5496, 10-5-2009)
q. Safety Information Signs: Signs of public service companies indicating danger and/or service or safety
information. (Amd. Ord. 4848, 6 -26-2000; Ord. 5062, 1-26-2004)
r. Small Parking and Traffic Control Signs: Parking and traffic control signs two (2) square feet or less on
private property. (Amd. Ord. 4848, 6 -26-2000; Ord. 5062, 1-26-2004)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 397/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
s. Small Wall Signs: One on-premises sign, not electrical or illuminated, two (2) square feet or less on one face
which is affixed permanently on a plane parallel to the wall on the wall located entirely on private property.
(Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004)
t. Weekend and Holiday Display Signage for Vehicle and Vessel Sales in the Automall Overlay Districts:
Balloons, with no limit on size or number per site, may be displayed on Fridays, Saturdays, and Sundays,
federal legal holidays and December 26 – 31. (Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004)
u. Banner Signage for Vehicle and Vessel Sales in the Automall Overlay Districts: Wall-hung and
pole-hung banners are permitted as follows:
i. Wall-Hung Banner Size and Location Limitations: Wall-hung banners shall not exceed one hundred
(100) square feet in size. There are no restrictions on the number per wall or number per site. Wall -hung
banners shall not cover up permanent signage or address numbers.
ii. Pole-Hung Banner Size and Location Limitations: Pole-hung banners shall not exceed twenty (20)
square feet in size. No more than one pole-hung banner shall be located on any on-site pole or light
standard. There are no restrictions on the number of pole -hung banners per site. (Ord. 4848, 6-26-2000;
Ord. 5062, 1-26-2004)
C. PROHIBITED SIGNS AND DEVICES:
The following signs or devices are specifically prohibited:
1. Signs Which Violate State Regulations: All signs not complying with the Washington State Highway
Department regulations abutting State roads. (Ord. 4629, 8-19-1996; Ord. 5676, 12-3-2012)
2. Signs Which Interfere with Traffic Control: Any sign using the words “stop”, “look”, “danger” or any other
word, symbol or character which might confuse traffic or detract from any legal traffic control device. No sign shall
be erected in such a manner as to confine or obstruct the view or interpretation of any official traffic sign, signal or
device. (Ord. 4629, 8-19-1996; Amd. Ord. 4720, 5-4-1998)
3. Animated, Revolving, Blinking and Flashing Signs:
a. Outside City Center: All of the following signs located within seventy five feet (75') of the public
right-of-way with any of the following features: animated, revolving more than eight (8) revolutions per
minute, blinking and flashing. Exceptions are public service signs, such as those which give the time,
temperature and/or humidity, and electronic message boards/signs for public facilities and car dealers located
within the Automall Area(s). (Ord. 4629, 8 -19-1996, Amd. Ord. 4724, 5-11-1998; Ord. 4766, 3-1-1999).
b. Inside City Center Sign Regulation Area Boundaries: In the City Center, all of the following signs with
any of the following features: animated, revolving, blinking and flashing. Exceptions are public service signs,
such as those which give the time, temperature and/or humidity, and barber poles.
4. Devices of a Carnival Nature: Balloons, flags, pennants/streamers, wind-animated objects, searchlights,
inflatable statuary, and similar devices of a carnival nature except as specifically provided in subsections B6,
Exemptions from Permit Requirements, and J6, Event Signs, of this Section. (Amd. Ord. 4848, 6 -26-2000)
5. Banners and Rigid Portable Signs: Banners and rigid portable signs or any similar sign which is not
permanently mounted, except for those signs specifically permitted by subsections B6, Exceptions from Permit
Requirements, and J, Temporary Signs, of this Section. (Amd. Ord. 4832, 3-6-2000; Ord. 4848, 6-26-2000)
6. Signs Which Obscure Vision: There shall be no signs over forty two inches (42") in height allowed within
twenty feet (20') of intersections or driveways. (Ord. 5917, 12 -10-2018)
7. Signs on Stationary Vehicles: Stationary motor vehicles, trailers and related devices to circumvent the intent of
this Code. (Ord. 4629, 8-19-1996)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 398/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
8. Signs over Public Right-of-Way: Signs over public right-of-way other than signs specified in subsection L2 of
this Section, projecting signs, temporary cloth signs per subsection J1c of this Section, City sponsored signs and
public service signs per subsections B6b, B6c and B6o of this Section. (Ord. 4629, 8 -19-1996; Amd. Ord. 4720,
5-4-1998)
9. Signs on Public Right-of-Way: Signs on public right-of-way other than real estate kiosk signs, temporary and
portable signs allowed by subsection J of this Section; and subsections B6b, City Sponsored Signs; B6c, City
Sponsored or Co-Sponsored Signs and Displays; B6o, Public Service Signs; B6q, Safety Information Signs; and I,
Signs on Public Right-of-Way, of this Section. (Ord. 3719, 4-11-1983; Amd. Ord. 4832, 3-6-2000; Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004; Ord. 5496, 10-5-2009)
10. Off-Premises Signs: Except temporary and portable signs allowed by subsections J of this Section; City
sponsored signs and public service signs per subsections B6b, City Sponsored Signs; B6c, City Sponsored or
Co-Sponsored Signs and Displays; and B6o, Public Service Signs, of this Section. (Ord. 4172, 9 -12-1988; Amd.
Ord. 4629, 8-19-1996; Ord. 4832, 3-6-2000; Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004)
11. Roof Signs within the City Center Sign Regulation Area, subsection H of this Section, shall be prohibited.
(Ord. 4720, 5-4-1998)
12. Signs Obscuring Address Numbers. (Ord. 4848, 6-26-2000)
13. Signs Located in Designated Fire Lanes: Signs shall not encroach within any on-site fire lane, i.e., a minimum
clearance of fourteen feet (14') in height and twenty feet (20') in width. (Ord. 4848, 6 -26-2000)
14. Perimeter Street Landscaping: No sign shall be located within required perimeter street landscaping. (Ord.
4848, 6-26-2000)
15. Signs on Vegetation: No sign or advertising device shall be attached or hung on or from a tree or shrub. (Ord.
4848, 6-26-2000)
16. Real Estate Signs:
a. Any off-premises real estate sign, except open house, real estate directional, and real estate kiosk signs.
b. In no case shall any real estate sign be less than four (4) square feet, except for open house signs.
c. Any off-premises real estate sign located at the same intersection corner, or location as an approved public
service sign or public art.
d. Any real estate sign closer than four feet (4') to the edge of a public roadway.
e. Any real estate sign placed in a manner as to constitute a public safety hazard as determined by the
Development Services Division. (Ord. 5062, 1 -26-2004; Ord. 5496, 10-5-2009)
D. GENERAL REQUIREMENTS FOR SIGNS:
1. Permit Fees: At the time of issuing a permit to erect or install a sign or device controlled by this Code, the
Building Official shall collect a fee pursuant to RMC 4 -1-140M.
2. Method of Calculating Sign Area: For the purpose of computing the maximum permitted size and permit fee,
freestanding letters or characters, where no background is specially provided, the area shall be considered as that
encompassed by drawing straight lines at the extremities of the shapes to be used.
3. Sign Maintenance Required: All signs, together with all of their supports, braces, guys and anchors, shall be
kept in repair and in proper state of preservation. The surfaces of all signs shall be kept neatly painted or posted at
all times. The ground area shall be neat and orderly. (Ord. 3719, 4 -11-1983)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 399/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Appearance of Signs: If a sign is visible from more than one direction, all areas not intended as display surfaces
including the back and sides shall be designed so that such areas are given a finished and pleasing appearance with
the display surfaces visible only from the directions that they are intended to be seen. (Ord. 2504, 9 -23-1969)
5. Lighting: All illuminated signs shall be designed and located in such a manner as to avoid undue glare or
reflection of light. Unless specifically restricted, signs may be internally or externally illuminated, or have tube
illumination. (Ord. 2504, 9-23-1969; Amd. Ord. 4720, 5-4-1998)
6. Removal of Signage Upon Closure of Business:
a. City-Wide Outside of City Center: Upon the closure and vacation of a business or activity, the owner of
said business or activity shall have ninety (90) days from the date of closure to remove all signs relating to said
business and activity. If the owner of said business or activity fails to remove said signs within the designated
time period, then the owner of the property upon which said signs are located shall remove said signs within
one hundred twenty (120) days of said closure and vacation of premises. (Ord. 4720, 5 -4-1998)
b. City Center Sign Regulation Area: Upon the effective date of this Section (June 8, 1998), the following
regulations shall govern sign removal in the City Center Sign Regulation Area upon closure of business:
i. Timing and Responsibility for Removal: Upon the closure and vacation of a business or activity, the
owner of said business or activity shall immediately remove all signs relating to said business and activity.
If the owner of said business or activity fails to remove said signs, then the owner of the property upon
which said signs are located shall remove said signs within thirty (30) days of said closure and vacation of
premises. If the owner of the property fails to remove the signs within the designated time limit, then the
Building Official may upon due notice enforce the code pursuant to chapter 1 -10 RMC. Prior to the end of
the thirty (30) day time period or time period established upon notice by the City pursuant to enforcement
of civil penalty regulations, a new tenant or the property owner may request utilization of existing signs or
sign structures as regulated in subsections D6bii through iv of this Section. (Ord. 6034, 11 -15-2021)
ii. Exception for Conforming Signs: Conforming signs and sign structures may be utilized by a new
tenant or owner. The tenant or owner shall submit a sign permit application to confirm the conformity of
the signs and sign structures. Permit fees are not required when the Administrator determines that no
change to the conforming sign will be made. Where there will be alterations or new sign faces of the
existing conforming signs or sign structures, sign permit fees shall apply. (Ord. 4720, 5 -4-1998)
iii. Exception for Nonconforming Signs: Nonconforming signs and sign structures shall not be utilized
by a new tenant or owner unless one or more of the following conditions is present:
• The sign is considered to be of historic value, and has been designated as such by the Renton City Council
through adoption of a resolution or ordinance; or
• Replacement of sign faces may be allowed if there is a change in the corporate name of the business due to
merger, acquisition or new management, but no change in use or activity, and the property was not vacated in the
transition. Such signs shall be subject to applicable sign permit and fee requirements; or
• A variance or modification was granted to the previous tenant or owner, and the conditions warranting the
variance or modification are still present. The approval or denial shall be documented by administrative
determination. If the Administrator indicates that conditions do not appear to warrant continuation of the previous
variance or modification, the applicant may submit a new variance or modification application; or
• The applicant proposes to alter the nonconforming sign in order to make it fully conforming. Alteration of the
sign shall be subject to applicable sign permit and fee requirements; or
• Application is made for a sign modification or variance as appropriate. If the above provisions are not met,
then the nonconforming sign or sign structure shall be removed immediately. (Ord. 3719, 4 -11-1983, Amd. Ord.
4422, 10-25-1993, Ord. 4720, 5-4-1998)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 400/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iv. Immediate Removal: If the provisions of subsection D6b(iii) of this Section are not met, then the
nonconforming sign or sign structure shall be removed immediately. (Ord. 5676, 12 -3-2012)
7. Nonconforming Signs: Any nonconforming signage which was erected prior to the enactment of the Sign Code
(September 9, 1974), or which was erected legally in accordance with the provisions of the sign ordinance in effect
at the time of erection, or which has a valid building permit from the City may remain in use by the existing
business, subject to the following:
a. The changing of advertising copy or message thereon is permitted provided no structural or electrical
alteration is made. A sign permit shall be obtained by the existing business, unless exempt from permit
requirements pursuant to subsection B6e of this Section. Other proposed alterations are subject to subsections
D7b through D7d of this Section.
b. The sign shall be kept in a safe condition. Nothing in this Section shall prevent the strengthening or restoring
to a safe condition of any portion of a sign declared unsafe by a proper authority. Legal nonconforming signage
is subject to all requirements of this Code regarding safety, maintenance, and repair.
c. Excluding the cost of changing advertising copy/messages per subsection D7a of this Section, the cost of
alterations of a legal nonconforming sign shall not exceed an aggregate cost of fifty percent (50%) of the value
of the sign, based upon its replacement value, unless the amount over fifty percent (50%) is used to make the
sign more conforming. Alterations shall not result in or increase any nonconforming condition.
d. The reconstruction, repairing, rebuilding and continued use of a nonconforming sign damaged by fire,
explosion, or act of God, subsequent to the effective date of these regulations (June 8, 1998), may be allowed as
follows: the work shall not exceed fifty percent (50%) of its replacement value of the sign at the time such
damage occurred; otherwise, any restoration or reconstruction shall conform to the regulations and standards
specified in this Section. (Ord. 4720, 5-4-1998)
E. SIZE, NUMBER AND HEIGHT OF PERMANENT SIGNS:
1. Permitted and Prohibited Signs: Only those signs specifically designated are permitted; all others are
prohibited. (Ord. 4464, 7-25-1994)
2. Location Limitations: Setbacks for signage shall be as listed in the applicable zone as established by chapter 4 -2
RMC. (Ord. 4464, 7-25-1994; Amd. Ord. 4720, 5-4-1998; Ord. 5578, 11-15-2010)
3. Height Limits:
a. Signs within City Center: See subsection H of this Section.
b. Signs within Urban Design Sign Regulation Area: See subsection G of this Section.
c. Signs Outside City Center and Outside Urban Design Sign Regulation Areas: The height limitation for
freestanding, ground, projecting and combination signs shall be the maximum height of the zone or forty feet
(40'), whichever is less. Roof signs may extend twenty feet (20') above the parapet wall. This Section shall not
apply to those signs covered by subsection E5e of this Section, Large Retail Uses, or subsection G of this
Section, Signs Within Urban Design Area – Special Requirements, or subsection H of this Section, Signs
Within City Center – Special Requirements, or subsection E5f(ii) of this Section, Motor Vehicle Dealership
Over One Acre of Contiguous Ownership or Control Located Within the Automall Area(s). (Ord. 4464,
7-25-1994, Amd. Ord. 4720, 5-4-1998; Ord. 5066, 4-5-2004; Ord. 5578, 11-15-2010)
4. Signs Permitted in All Residential, Commercial, and Industrial Zones: In all residential, commercial and
industrial zones the following shall apply: (Ord. 5578, 11-15-2010)
a. Churches, Apartments, Subdivisions, and Existing Legally Established Nonconforming Businesses
within Residential Zones: Churches, apartment buildings, subdivision developments, and existing legally
established nonconforming businesses within residential zones and similar occupancies located in residential
and mixed-use zones may have two (2) on-premises identifying signs of not over thirty two (32) square feet in
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 401/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
area on one face. The signs may be illuminated but not animated, shall be for location identification only and
shall display no copy, symbol or device other than that in keeping with the development. Freestanding signs
shall not have a height greater than six feet (6') above any established grade and shall be no closer than five feet
(5') to any lot line. (Ord. 5675, 12 -3-2012; Ord. 5749, 1-12-2015)
i. Decorative Flags: Apartment buildings, residential subdivision developments and similar occupancies
located in residential and mixed-use zones may also display decorative flags in accordance with the
following requirements:
(a) Permit Requirements: Permit required.
(b) Sign Type: A lightweight fabric or similar material, supported by a vertical or horizontal staff.
(c) Allowed Uses: Multi-family residential complexes and subdivisions of ten (10) or more units or
lots.
(d) Maximum Size: Each flag shall not exceed twenty five (25) square feet.
(e) Maximum Height: Flags, including the supports, shall not exceed the height limitations for the
zone in which it is located.
(f) Sign/Pole Location: Only permissible when located within one hundred feet (100') of the entrance
to a subdivision or a multi-family development. The sign/pole shall be located on the development
premises and shall be set back a minimum of one foot from the property line for each foot in height.
(Amd. Ord. 4766, 3-1-1999; Ord. 5062, 1-26-2004)
b. Home Occupations: Only one home occupation sign, not illuminated, not exceeding two (2) square feet in
area, attached to the wall of the building with the face of the sign in a plane parallel to the plane of the wall is
permitted.
c. Temporary Signs: Temporary signs per subsection J of this Section are allowed, except for cloth signs over
public right-of-way. (Ord. 3719, 4-11-1983; Amd. Ord. 4172, 9-12-1988; Ord. 4720, 5-4-1998; Ord. 5062,
1-26-2004)
d. Public Facilities (Public Buildings, Schools, Parks and Recreation Facilities): Each individual public
facility may have one freestanding electronic or manual message board, a maximum of twenty five feet (25') in
height and one hundred fifty (150) square feet in size. In addition to the message board sign, each individual
facility may have one freestanding sign not higher than six feet (6') above any established grade for each street
frontage and no more than one hundred (100) square feet. Freestanding signs shall be no closer than ten feet
(10') to any street right-of-way or five feet (5') to any side property line. In addition to the freestanding signs,
wall signs are permitted with a total copy area not exceeding ten percent (10%) of the building facade to which
it is applied. (Ord. 4766, 3-1-1999; Ord. 5062, 1-26-2004)
5. Additional Signs Permitted in Commercial and Industrial Zones: Except in the City Center Sign Regulation
Area, subsection H of this Section, the following shall apply in all commercial and industrial zones: (Ord. 5578,
11-15-2010)
a. Business Signs – General:
i. Freestanding, Ground, Roof and Projecting Signs: Each individual business establishment may have
only one sign for each street frontage of any one of the following types: Freestanding, roof, ground,
projecting or combination. Each sign shall not exceed an area greater than one and one -half (1-1/2) square
feet for each lineal foot of property frontage which the business occupies up to a maximum of three
hundred (300) square feet; or if such sign is multi -faced, the maximum allowance shall not be more than
three hundred (300) square feet. However, a maximum of one-half (1/2) of the allowed square footage is
allowed on each face. Businesses with less than twenty five (25) lineal front feet may have a sign of a
maximum of twenty (20) square feet per face.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 402/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Wall Signs: In addition to the signs in subsections E5c, Under Marquee Signs, E5a, Business Signs –
General, E5f and E5g, Motor Vehicle Dealership Over One Acre, E5e, Large Retail Uses, and E5d,
Shopping Centers, of this Section, wall signs are permitted with a total copy area not exceeding twenty
percent (20%) of the building facade to which it is applied. (Ord. 3719, 4 -11-1983; Amd. Ord. 4464,
7-25-1994; Amd. Ord. 4720, 5-4-1998)
b. Marquee Signs: Signs on marquees conforming to subsection N of this Section are permitted.
c. Under Marquee Signs: Under marquee signs shall be limited to one such sign per entrance for each
business establishment. (Ord. 3719, 4-11-1983)
d. Shopping Centers:
i. Shopping centers less than ten (10) acres may install:
• Freestanding Signs: One freestanding sign for each street frontage of the shopping center. Each sign shall not
exceed an area greater than one and one-half (1-1/2) square foot for each linear foot of property frontage, not to
exceed one hundred fifty (150) square feet per sign face and a maximum of three hundred (300) square feet
including all sign faces.
ii. Shopping centers ten (10) acres or greater may install:
• Freestanding Signs: One freestanding sign per street frontage not to exceed an area greater than one and
one-half (1-1/2) square feet for each linear foot of property frontage, up to a maximum of one hundred fifty (150)
square feet per sign face and a maximum of three hundred (300) square feet including all sign faces; and
• Optional Freestanding Sign: In lieu of one of the freestanding signs permitted above; one freestanding
identification sign for listing the names of the occupants of the shopping center. The shopping center identification
sign shall not exceed an area greater than one and one -half (1-1/2) square feet for each linear foot of property
frontage, not to exceed two hundred fifty (250) square feet per sign face and a maximum of five hundred (500)
square feet including all sign faces.
e. Large Retail Uses: Property dedicated primarily to retail sales may install oversized signs as follows in lieu
of signage permitted under subsections E5a, Business Signs – General, and E5d, Shopping Centers, of this
Section. (Ord. 4577, 1-22-1996)
i. Developments Over One Hundred Twenty Five Thousand (125,000) Square Feet: A commercial
development with a single building of a minimum of one hundred twenty five thousand (125,000) square
feet in floor area dedicated primarily to retail sales, provided all or part of the property is located within
one thousand feet (1,000') of the right-of-way of I-405 or SR 167, may install:
• Freestanding Signs: One freestanding sign per street frontage not to exceed an area greater than one and
one-half (1-1/2) square feet for each linear foot of property frontage, up to a maximum of one hundred fifty (150)
square feet per sign face and a maximum of three hundred (300) square feet including all sign faces; and
• Optional Freestanding Sign: In lieu of one of the freestanding signs permitted above, for a property frontage
with a minimum of two hundred (200) linear feet, one freestanding sign not to exceed two hundred fifty (250)
square feet per sign face and a maximum of five hundred (500) square feet including all sign faces, and not to
exceed sixty feet (60') in height; and
• Directional Sign: An additional directional sign may be permitted to locate within twenty feet (20') of a
recorded access easement serving the subject property, provided the sign does not obscure sight distance. This sign
shall not exceed thirty two (32) square feet per sign face and a maximum of sixty four (64) square feet including all
sign faces. (Ord. 4577, 1-22-1996, Ord. 4649, 1-6-1997)
ii. Wholesale Retail Uses with over Three Hundred Fifty Thousand (350,000) Square Feet of Total
Building Area Located in the Employment Area: Wholesale retail uses with over three hundred fifty
thousand (350,000) square feet in total building area located in the Employment Area may install:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 403/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
• Large Freestanding Signs: One on-premises freestanding sign not to exceed one hundred fifteen feet (115')
in height and seven hundred (700) square feet per face, and another such sign not to exceed forty feet (40') in height
and four hundred (400) square feet per face; and
• Roof Signs: One roof-mounted sign per building of up to four hundred (400) square feet not to exceed twenty
feet (20') in height above the parapet wall and not to exceed two (2) such signs per retail center; and
• Additional Freestanding Signs: Two (2) on-premises freestanding signs per street frontage, no more than
eight feet (8') tall and no more than one hundred (100) square feet per side. (Ord. 4577, 1 -22-1996; Amd. Ord. 4990,
12-9-2002; Ord. 5759, 6-22-2015; Ord. 5917, 12-10-2018)
f. Motor Vehicle Dealership Over One Acre of Contiguous Ownership or Control Located Within the
Automall Area(s):
i. Wall and Under Marquee Signs: Each dealership is allowed its appropriate wall or under marquee sign
as stated in the Sign Code; and (Ord. 3719, 4-11-1983, Amd. Ord. 4707, 2-9-1998)
ii. Freestanding Signs: Each dealership is allowed:
• One freestanding sign per street frontage not to exceed an area greater than one and one -half (1-1/2) square
feet for each lineal foot of property frontage that the business occupies up to a maximum of two hundred (200)
square feet per sign face, and a maximum of four hundred (400) square feet including all sign faces, and not to
exceed fifty feet (50') in height; or
• One freestanding sign per street frontage not to exceed an area greater than one and one -half (1-1/2) square
feet for each lineal foot of property frontage, up to a maximum of one hundred fifty (150) square feet per sign face
and a maximum of three hundred (300) square feet including all sign faces, and not to exceed fifty feet (50') in
height. In addition, each dealership is allowed a maximum of two (2) accessory ground signs per street frontage,
each for a separate business activity located on the property that can reasonably be related to the primary business.
These signs shall not exceed a height of ten feet (10') and a total sign area of twenty five (25) square feet if single
faced, or fifty (50) square feet including all sign faces. The accessory signs must also maintain a minimum twenty
foot (20') setback and be no closer than one hundred fifty feet (150') to any other accessory ground sign. (Ord. 3719,
4-11-1983, Amd. Ord. 4707, 2-9-1998; Ord. 5066, 4-5-2004)
• One electronic message board sign is permitted as a wall sign, under marquee sign, or freestanding sign as
allowed by the provisions stated above. (Ord. 4724, 5-11-1998; Amd. Ord. 5066, 4-5-2004)
g. Motor Vehicle Dealership Over One Acre of Contiguous Ownership or Control Located Outside the
Automall Area:
i. Wall Signs: Each motor vehicle dealership located outside the Automall area is allowed its appropriate
wall or under marquee sign as stated in the Sign Code; and
ii. Freestanding Signs: Each motor vehicle dealership located outside the Automall area is allowed:
• One freestanding, roof, ground, or projecting sign per street frontage not to exceed an area greater than one
and one-half (1-1/2) square feet for each lineal foot of property frontage, up to a maximum of one hundred fifty
(150) square feet per sign face and a maximum of three hundred (300) square feet including all sign faces; or
• One freestanding sign per street frontage not to exceed an area greater than one and one -half (1-1/2) square
feet for each lineal foot of property frontage, up to a maximum of one hundred (100) square feet per sign face and a
maximum of two hundred (200) square feet including all sign faces. In addition, each dealership is allowed a
maximum of two (2) accessory ground signs per street frontage, each for a separate business activity located on the
property which can reasonably be related to the primary business. These signs shall not exceed a height of ten feet
(10') and a total sign area of twenty five (25) square feet if single faced or fifty (50) square feet including all sign
faces. The accessory signs must also maintain a minimum twenty foot (20') setback and be no closer than one
hundred fifty feet (150') to any other accessory ground sign. (Ord. 4707, 2 -9-1998)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 404/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
h. Subdivision Identification Signs: Commercial and/or industrial subdivisions may have two (2) on -premises
identifying signs not over seventy five (75) square feet on one face. These signs must be no higher than six feet
(6'), or no closer to the street right-of-way than ten feet (10') or five feet (5') to any side property line. (Ord.
4172, 9-12-1988, Amd. Ord. 4720, 5-4-1998)
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 Feet (100') of a Lot
Zoned Residential:
i. Specified Uses – CO Zone
• Assisted Living
• Eating and Drinking Establishments
• Retail Sales
• Indoor Recreation
• On-site Services
• Convalescent Centers
ii. Specified Uses – IL, IM, IH Zones
• Mini-Mart
• On-site Services
iii. Sign Allowances for Specified Uses in Subsections E5i(i) and E5i(ii) of this Section:
• 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. (Ord. 4649, 1 -6-1997; Amd. Ord. 4963,
5-13-2002; Ord. 5387, 6-9-2008; Ord. 5744, 1-12-2015)
j. Self Storage Uses in the RMF Zone: Signage for permitted self-storage uses in the RMF Zone shall comply
with subsection E5i of this Section except that freestanding signs shall be limited to two (2) signs or one per
street frontage, whichever is greater.
k. Large Institution Directional and Wayfinding Signs: Commercial and industrial campuses on land equal
to or greater than two hundred thousand (200,000) square feet of contiguous land area may display directional
signs under the following conditions:
i. Appearance of Signs: All on campus directional signs shall be visually similar to other on campus
signs.
ii. Allowed Area, Height, and Number: Directional signs shall not exceed nine (9) square feet in surface
area and shall not exceed five feet (5') in height. One wayfinding sign with a maximum surface area of
thirty two (32) square feet may be used for every fifty thousand (50,000) square feet of contiguous land
area. Wayfinding signs shall not exceed a height of six feet (6') above the established grade.
iii. Visibility and Location: Signage shall not be visible from the public right-of-way unless necessary for
traffic and pedestrians entering the campus. Directional and wayfinding signs shall be located on the
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 405/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
subject property, outside of the public right-of-way, and drive aisles. (Ord. 4736, 8-24-1998; Amd. Ord.
4963, 5-13-2002; Ord. 5841, 6-12-2017)
F. (Deleted by Ord. 5798, 4-25-2016)
(Ord. 3858, 11-5-1984)
G. SIGNS WITHIN URBAN DESIGN AREA – SPECIAL REQUIREMENTS:
1. Applicability: The regulations of this Section apply in addition to the regulations listed in subsection E5 of this
Section, Additional Signs Permitted in Commercial and Industrial Zones, within Urban Design Districts ‘C’ and ‘D’
as defined in RMC 4-3-100B1biii and iv, respectively, as they exist or may be amended. (Ord. 5675, 12 -3-2012)
2. Purpose: To provide a means of identifying and advertising businesses, provide directional assistance, encourage
signs that are both clear and of appropriate scale for the project, encourage quality signage that contributes to the
character of the Urban Center and the Center Village, and create color and interest.
3. (Repealed by Ord. 5675, 12-3-2012)
4. General Requirements:
a. Integration: Signage shall be an integral part of the design approach to the building.
b. Coordination: In mixed use and multi-use buildings, signage shall be coordinated with the overall building
design.
c. Size: Corporate logos and signs shall be sized appropriately for their location.
d. Size of Entry Signs: Entry signs shall be limited to the name of the larger development.
e. Color, Lighting, and Materials: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials
and lighting techniques are encouraged.
f. Preferred Lighting and Sign Type: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
g. Other Encouraged Signs: Blade type signs, proportional to the building facade on which they are mounted,
are encouraged on pedestrian-oriented streets.
5. Additional Prohibited Signs: In addition to the signs listed in subsection C of this Section, the following other
sign types are also prohibited within the Urban Design Area:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions:
Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters
back-lit (see illustration, subsection G8 of this Section).
6. Maximum Height of Freestanding Signs: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including support structure.
7. Landscaping Required for Freestanding Signs: Freestanding signs shall include decorative landscaping
(ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may
incorporate stone, brick, or other decorative materials as approved by the Director.
8. Illustrations – Acceptable and Unacceptable:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 406/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5578, 11-15-2010)
H. SIGNS WITHIN CITY CENTER – SPECIAL REQUIREMENTS:
1. Purpose of Special Regulations: The purpose of the City Center sign regulations is to provide sign standards and
regulations which recognize and strengthen the unique character of the City Center area businesses and streets,
provide for appropriate signage which contributes to the economic vitality of the area and which complements its
environment, and to enhance the pedestrian orientation of the district.
2. Applicability: The sign standards of this subsection shall apply to the property contained within the City Center
sign regulation boundaries as shown in the following figure, generally described as including: land which is within
the Urban Design Regulations District ‘A.’ (Ord. 4720, 5 -4-1998; Ord. 5357, 2-25-2008)
3. Map of City Center Sign Regulation Area:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 407/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 4720, 5-4-1998; Ord. 5357, 2-25-2008; Ord. 5675, 12-3-2012)
4. Type and number of permanent signs allowed:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 408/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Residential/Churches/Schools: Residential occupancies, churches, and schools in the City Center are
subject to the requirements of subsection E4 of this Section, Signs Permitted in All Residential, Commercial,
and Industrial Zones.
b. Nonresidential Uses: Nonresidential occupancies (excluding churches and schools) are subject to the
following standards based upon sign category:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 409/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SIGN CATEGORY TYPE AND NUMBER OF SIGNS ALLOWED
CATEGORY A Freestanding OR Ground OR Wall
Select only one of the following
sign types:
Number One freestanding sign per street
frontage for each single
occupancy building located on a
corner lot, multi-occupancy
building, or multiple building
complex. The maximum number
of signs is 2.
One ground sign per street
frontage for each single
occupancy building,
multi-occupancy building, or
multiple building complex. The
maximum number of signs is 2.
Each individual ground-level
business may have one wall sign
for each business facade fronting
on a public street. In addition, in
multiple building complexes or
for multi-occupancy buildings
each ground-level tenant with an
exterior business facade may
have one wall sign to identify
individual tenant spaces.
Mix of options for lots with
multiple frontages
An applicant for a business having more than one street frontage may substitute an allowed Category A sign type for another C ategory A sign type; however, the maximum
number of signs shall not be exceeded. For example, on a corner lot, an applicant may request one ground sign facing one stre et frontage, and one freestanding sign facing
the other street frontage.
Multi-occupancy buildings or
multiple building complexes –
greater than 50,000 square feet
with frontage on Rainier Ave. S.
Multi-occupancy buildings or multiple building complexes with 50,000 square feet of gross leasable floor area or greater, and with frontage on Rainier Avenue S., may
choose to comply with either:
(1) The above Category A regulations; or
(2) Freestanding or ground signs and wall signs per the following standards:
(i) Freestanding or Ground Signs: Have only one sign for each street frontage of any one of the following types: Freestanding, ground, or combination. Each
freestanding or ground sign shall not exceed an area greater than 1.5 square feet for each lineal foot of property frontage which the business occupies up to a maximum of
300 square feet; or if such sign is multi-faced, the maximum allowance shall not be more than 300 square feet. However, a maximum of one-half of the allowed square
footage is allowed on each face. Businesses with less than 25 lineal front feet may have a sign of a maximum of 20 square fee t per face. In addition, one freestanding sign is
allowed for each street frontage of the complex. Each sign shall not exceed an area greater than 1.5 square feet for each linear foot of property frontage, not to exceed 150
square feet per sign face and a maximum of 300 square feet including all sign faces.
(ii) Wall Signs: In addition to the above freestanding or ground signs, wall signs are permitted with a total copy area not exceeding 20% of the building facade to which
it is applied. Roof signs are prohibited per subsection C11 of this Section. Projecting signs are regulated per t his subsection and subsection H5d of this Section.
Buildings 40 feet or greater in
height
Buildings 40 feet or greater in height may choose to comply with either:
(1) The above Category A regulations; or
(2) Freestanding or ground signs and wall signs per the following standards:
(i) Freestanding or Ground Signs: Have only one sign for each street frontage of any one of the following types: Freestanding, ground, or combination. Each
freestanding or ground sign shall not exceed an area greater than 1.5 square feet for each lineal foot of property f rontage which the business occupies up to a maximum of
300 square feet; or if such sign is multi-faced, the maximum allowance shall not be more than 300 square feet. However, a maximum of one-half of the allowed square
footage is allowed on each face.
(ii) Wall Signs: In addition to the above freestanding or ground signs, wall signs are permitted with a total copy area not exceeding 20% of the building facade to which
it is applied. Roof signs are prohibited per subsection C11 of this Section. Projecting signs are regulated per this subsection and subsection H5d of this Section.
SIGN CATEGORY TYPE AND NUMBER OF SIGNS ALLOWED
CATEGORY B Projecting Sign OR Awning Sign, or Canopy Sign, or Marquee
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 410/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SIGN CATEGORY TYPE AND NUMBER OF SIGNS ALLOWED
Select only one of the following sign types
allowed in addition to signs of Category A.
Sign, or Traditional Marquee Sign
Number Each individual ground-level business may have
one sign for each business facade fronting on a
public street. In addition, in multiple building
complexes or for multi-occupancy buildings each
ground-level tenant with an exterior business
facade may have one sign to identify individual
tenant spaces.
Each individual ground-level business may have
one sign for each business facade fronting on a
public street.
In addition, in multiple building complexes or for
multi-occupancy buildings each ground-level
tenant with an exterior business facade may have
one sign to identify individual tenant spaces.
A series of awnings or canopies upon a single
business and located on a single street frontage are
considered as one awning or canopy.
SIGN CATEGORY TYPE AND NUMBER OF SIGNS ALLOWED
CATEGORY C
Allowed in addition to signs of
Categories A and B:
Under Awning/ Under Canopy/
Under Marquee
AND Secondary Wall, Projecting, or
Awning Sign, Having No
Internal Illumination
AND If applicable, Multi-Occupancy
Building Sign, or Multiple
Building Complex Wall Sign
Number One per ground-level business
per public entrance.
One sign, having no internal
illumination, per business facade
which does not contain a
Category A or B sign; maximum
of 2 secondary signs.
(1) Buildings Less Than 40
Feet in Height: One per building
facade which does not contain
any other Category A or B sign.
(2) Buildings 40 Feet in
Height or Greater: May be
placed on a building facade,
containing a Category A or B
sign, if the sign is placed on the
facade a minimum of 25 feet
above grade, measured to the
bottom of the sign.
Buildings located in the CD
Zone
Opaque signage is only allowed on or in no more than 10% of the window space. Stenciled or other signage types that allow vis ibility into the building are encouraged and do
not count toward the 10% calculation of signage in windows.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 411/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 4720, 5-4-1998; Amd. Ord. 4843, 5-22-2000; Ord. 5357, 2-25-2008; Ord. 5905, 12-10-2018)
5.a. FREESTANDING SIGNS
SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL
USES BASED UPON SIGN TYPE:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 412/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MAXIMUM SIGN AREA MAXIMUM HEIGHT
LOCATION AND OTHER
LIMITATIONS
REQUIRED CLEARANCES
(Refer also to RMC
4-4-100K16, K17 and K18)
(1) General: Each sign shall not exceed an area greater than 1.5 square feet for each lineal
foot of street frontage which the building or complex occupies up to a maximum of 25 square
feet per face; the maximum cumulative square footage of all faces of a sign is 50 square feet.
(2) Property with frontage on Rainier Avenue S.: In lieu of the sign area requirements of
subsection (1) of this chart, each sign shall not exceed an area greater than 1.5 square feet for
each lineal foot of street frontage which the building or complex occupies up to a maximum of
75 square feet per face; the maximum cumulative square footage of all faces of a sign is 150
square feet; provided, that the sign is located in accordance with subsection (6) of this chart.
(3) Multi-occupancy buildings or multiple building complexes with greater than 50,000
square feet gross leasable floor area, having frontage on Rainier Avenue S.: Such uses may
comply with the standards of subsections (1) or (2) of this chart, or with subsection H4b of this
Section, Type and Number of Permanent Signs Allowed. Freestanding sign area may be
transferred from within the City Center sign regulation boundaries to contiguously owned
property outside of the City Center sign regulation boundaries. Only sign area may be
transferred, not the number of allowed signs. Where transferred, the maximum size of the
freestanding sign shall not exceed the limits of subsection H4b of this Section, Type and
Number of Permanent Signs Allowed.
(4) 20 feet, measured to the
top of the sign or sign
structure, whichever is higher.
(5) Setbacks shall be consistent with
the Zoning Code.
(6) Property with street frontage on
Rainier Avenue S.: The sign shall be
located along Rainier Avenue S. and set
back a minimum distance of 100 lineal
feet from the right-of-way of S. Third
Street. This setback shall not apply to
multi-occupancy buildings or multiple
building complexes with 50,000 square
feet gross leasable floor area or greater,
having frontage on Rainier Avenue S.
(7) Minimum 15 foot
clearance above traffic aisles and
driveways.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 413/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Amd. Ord. 4843, 5-22-2000; Ord. 5357, 2-25-2008)
5.b. GROUND SIGNS
SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL
USES BASED UPON SIGN TYPE:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 414/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MAXIMUM SIGN AREA MAXIMUM HEIGHT
LOCATION AND OTHER
LIMITATIONS
REQUIRED CLEARANCES
(Refer also to RMC 4-4-100K16,
K17 and K18)
(1) General: Each sign shall not exceed an area greater than 1.5 square feet for
each lineal foot of street frontage which the building or complex occupies up to a
maximum of 25 square feet per face; the maximum cumulative square footage of all
faces of a sign is 50 square feet.
(2) Property with frontage on Rainier Avenue S.: In lieu of the sign area
requirements of subsection (1) of this chart, each sign shall not exceed an area greater
than 1.5 square feet for each lineal foot of street frontage which the building or
complex occupies up to a maximum of 75 square feet per face; the maximum
cumulative square footage of all faces of a sign is 150 square feet; provided, that the
sign is located in accordance with subsection (6) of this chart.
(3) Multi-occupancy buildings or multiple building complexes with greater
than 50,000 square feet gross leasable floor area, having frontage on Rainier
Avenue S.: Such uses may comply with the sign area standards of subsections (1) or
(2) of this chart, or with the size standards of subsection H4b of this Section, Type and
Number of Permanent Signs Allowed. Ground sign area may be transferred from
within the City Center sign regulation boundaries to contiguously owned property
outside of the City Center sign regulation boundaries. Only sign area may be
transferred, not the number of allowed signs. Where transferred, the maximum size of
the ground sign shall not exceed the limits of subsection H4b of this Section, Type and
Number of Permanent Signs Allowed.
(4) 5 feet if perpendicular to the
right-of-way; 4 feet if the sign is not placed
perpendicular to the right-of-way. Height is
measured to the top of the sign or sign
structure, whichever is higher.
(5) Setbacks shall be consistent
with the Zoning Code, and RMC
4-4-100L1b.
(6) Property with street
frontage on Rainier Avenue S.:
The ground sign shall be located
along Rainier Avenue S. and setback
a minimum distance of 100 lineal
feet from the right-of-way of S.
Third Street. This setback shall not
apply to multi-occupancy buildings
or multiple building complexes with
50,000 square feet gross leasable
floor area or greater, having frontage
on Rainier Avenue S.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 415/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Amd. Ord. 4843, 5-22-2000)
5.c. WALL SIGNS
SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL
USES BASED UPON SIGN TYPE:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 416/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MAXIMUM SIGN AREA MAXIMUM HEIGHT LOCATION AND OTHER LIMITATIONS
REQUIRED CLEARANCES
(Refer also to RMC
4-4-100K16, K17 and K18)
(1) General: Each sign shall not exceed an area greater than 1.5 square
feet for each lineal foot of business facade fronting a street, up to 100
square feet maximum.
(2) Multi-occupancy buildings or multiple building complexes with
50,000 square feet gross leasable floor area or greater, having frontage
on Rainier Avenue S: In lieu of subsection (1), the sign area standards of
subsection H4b of this Section, Type and Number of Permanent Signs
Allowed, may be met.
(3) Buildings 40 feet or greater in height: In lieu of subsection (1),
the sign area standards of subsection H4b of this Section, Type and
Number of Permanent Signs Allowed, may be met.
(4) The wall sign shall be placed
on the facade not more than 25 feet
above the grade, measured to the top
of the sign. Wall signs on
multi-occupancy buildings or
multiple building complexes with
50,000 square feet gross leasable
floor area or greater, having
frontage on Rainier Avenue S. or
buildings 40 feet or greater in height
may be placed anywhere on the
facade and the top of the sign shall
not extend vertically above the
fascia of the building.
(5) The sign shall be mounted on or above the business
facade to which it is associated.
(6) The wall sign shall be placed on a business facade
having street frontage; or, it shall be placed on or above
the business entrance, if the business has an exterior
facade which does not face a street, and the business is
located in a multi-tenant building or multiple building
complex.
(7) The thickness of that portion of a wall sign which
projects over a public right-of-way shall not exceed 12
inches.
(8) Wall signs located more than above 25 feet above
grade, measured to the top of the sign, shall only contain
the name and/or logo of the business(es) or development.
(9) When projecting over a
public right-of-way (maximum
12 inches), a minimum of 8 feet
clearance above the surface of
the sidewalk is required.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 417/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Amd. Ord. 4843, 5-22-2000; Ord. 5357, 2-25-2008)
5.d. PROJECTING SIGNS
SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL
USES BASED UPON SIGN TYPE:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 418/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MAXIMUM SIGN AREA MAXIMUM HEIGHT LOCATION AND OTHER LIMITATIONS
REQUIRED CLEARANCES
(Refer also to RMC 4-4-100K16,
K17 and K18)
(1) Unlit, externally illuminated, or tube illuminated: Such projecting signs are
allowed a maximum of 12 square feet per face; the maximum cumulative square
footage of all faces of a sign is 24 square feet.
(2) Internally illuminated: Such signs are allowed a maximum of 6 square feet
per face; the maximum cumulative square footage of all faces of a sign is 12 square
feet.
(3) Combination of illumination: The maximum size of the combination sign
shall be 12 square feet per face; the maximum cumulative square footage of all faces
of a combination sign is 24 square feet. Up to 50% maximum of the combination
sign, 6 square feet per face, may be internally illuminated.
(4) Shall not be located
more than 25 feet above the
grade, measured to the top of
the sign or sign structure,
whichever is higher.
(5) The sign shall be placed on a business
facade having street frontage; or, it shall be placed
on or above the business entrance, if the business
has an exterior facade which does not face a
street, and the business is located in a multi-tenant
building or multiple building complex.
(6) The sign shall be no more than 3 feet tall.
(7) A projecting sign may extend over the
public right-of-way by no more than 4 feet from
the wall it is mounted on.
(8) The faces of a projecting sign shall be
separated by a maximum of 12 inches.
(9) The sign shall be mounted on or above the
business facade to which it is associated.
(10) When projecting over a
public right-of-way, a minimum of
8 feet clearance above the surface
of the sidewalk is required.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 419/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5357, 2-25-2008)
5.e. AWNING SIGN, CANOPY SIGN, MARQUEE SIGN
SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL
USES BASED UPON SIGN TYPE:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 420/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MAXIMUM SIGN AREA
MAXIMUM
HEIGHT LOCATION AND OTHER LIMITATIONS
REQUIRED CLEARANCES
(Refer also to RMC 4-4-100K16, K17,
K18 and N3b)
(1) Awning, canopy, or marquee sign: A maximum of 50 square
feet of copy may appear on the vertical face area.
(2) Traditional marquee sign: The maximum copy area is 150
square feet per face; the cumulative square footage of all faces of a
sign is 300 square feet total.
None. (3) Sign copy shall only be located on the vertical faces of the
awning, canopy, or marquee.
(4) Maximum height/thickness of awning/canopy with a sign:
10 feet.
(5) Maximum height/thickness of marquee: in accordance with
the adopted edition of the International Building Code.
(6) Building canopy poles shall not be placed in a manner which
interferes with pedestrian or wheelchair travel upon a sidewalk.
(7) Awnings, building canopies, and marquees and the attached
or associated signs may extend over the right-of-way according to
the terms of the adopted International Building Code.
(8) The sign shall be mounted above the business facade to
which it is associated.
(9) Sign structures shall be located a
minimum of 8 feet above the surface of
the sidewalk. Where under awning, under
canopy, or under marquee signs are
anticipated, the clearance should be
increased to accommodate them as
necessary.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 421/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5450, 3-2-2009)
5.f. UNDER AWNING SIGN, CANOPY SIGN, MARQUEE SIGN
SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL
USES BASED UPON SIGN TYPE:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 422/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MAXIMUM SIGN AREA
MAXIMUM HEIGHT LOCATION AND OTHER LIMITATIONS REQUIRED CLEARANCES
(Refer also to RMC 4-4-100K16, K17,
K18 and N3b)
(1) 6 square feet. None (2) The sign shall not extend beyond the awning, canopy, or
marquee to which it is attached.
(3) The sign shall not be more than 12 inches thick.
(4) Minimum 8 feet above the surface
of the sidewalk.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 423/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5.g. SECONDARY SIGN
SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL
USES BASED UPON SIGN TYPE:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 424/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MAXIMUM SIGN AREA MAXIMUM HEIGHT LOCATION AND OTHER LIMITATIONS
REQUIRED CLEARANCES
(Refer also to RMC 4-4-100K16,
K17 and K18)
(1) Secondary wall or awning signs: Each sign shall
not exceed an area greater than one square foot for each
lineal foot of business facade, up to maximum of 25 square
feet.
(2) Secondary projecting signs: Maximum of 6
square feet.
(3) Secondary wall or projecting
signs shall not be located more than
25 feet above the grade, measured to
the top of the sign or sign structure,
whichever is higher.
(4) Secondary signs shall not be located on a business facade
containing a Category A or B sign, or another secondary sign.
(5) Secondary signs shall not be internally illuminated. Such
signs may be unlit, externally illuminated or have tube
illumination.
(6) Maximum height or thickness of awning with a sign: 10
feet.
(7) Awning signs: Sign copy shall be located on the vertical
faces of the awning.
(8) When projecting over a public
right-of-way, a minimum of 8 feet
clearance above the surface of the
entryway is required.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 425/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5357, 2-25-2008)
5.h. MULTI-OCCUPANCY OR MULTIPLE BUILDING COMPLEX SIGN
SIZE, HEIGHT AND LOCATIONS ALLOWED FOR PERMANENT SIGNS FOR NONRESIDENTIAL
USES BASED UPON SIGN TYPE:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 426/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MAXIMUM SIGN AREA MAXIMUM HEIGHT
LOCATION AND
OTHER LIMITATIONS
REQUIRED CLEARANCES
(Refer also to RMC 4-4-100K16,
K17 and K18)
(1) Buildings less than 40 feet in height: The maximum
square footage limitation is 100 square feet.
(2) Buildings 40 feet in height or greater: The
maximum square footage limitation is 100 square feet unless
the choice is made to comply with subsection H4b of this
Section, Type and Number of Signs Allowed for
Nonresidential Uses.
(3) Buildings less than 40 feet in
height: The wall sign shall be placed
on the facade not more than 25 feet
above the grade, measured to the top
of the sign.
(4) Buildings 40 feet in height or
greater: The wall sign may be placed
anywhere on the facade.
(5) Buildings less than 40 feet in height: The sign shall be
located on a business facade which does not contain any other
Category A or B sign.
(6) Buildings 40 feet in height or greater: There are no
restrictions on facade placement.
(7) The sign shall only contain the business name and/or
logo of each development.
(8) When projecting over a public
right-of-way, a minimum of 8 feet
clearance above the grade is required.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 427/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 4720, 5-4-1998; Amd. Ord. 4843, 5-22-2000; Ord. 5357, 2-25-2008)
6. Letter Size Limitations for Permanent Signs for Nonresidential Uses Based Upon Distance from
Right-of-Way:
a. Maximum Letter Height: The maximum letter height of signs shall be as follows:
DISTANCE OF SIGN
FROM
RIGHT-OF-WAY
FREESTANDING, GROUND, WALL,
PROJECTING, TRADITIONAL
MARQUEE SIGN
AWNING
SIGN/CANOPY SIGN/
MARQUEE SIGN
MULTI-OCCUPANCY OR
MULTIPLE BUILDING
COMPLEX SIGN
Within 50 feet: 24 inches 12 inches 6 inches (applies to letters and logo)
Between 50 feet and 100
feet:
36 inches 12 inches 6 inches (applies to letters and logo)
More than 100 feet: 48 inches 12 inches 6 inches (applies to letters and logo)
b. Exemption from Letter Size Limits: The following properties are exempt from the maximum letter height
requirements of subsection H6a of this Section:
i. Multi-occupancy buildings or multiple building complexes with fifty thousand (50,000) square feet
gross leasable floor area or greater, having frontage on Rainier Avenue S.; or
ii. Properties with frontage on Rainier Avenue S.; or
iii. Buildings exceeding forty feet (40') in height. (Amd. Ord. 4843, 5-22-2000; Ord. 5357, 2-25-2008)
7. Special Allowance for City Center Signs to Project into Right-of-Way: See subsection L2c(ii) of this Section.
8. Temporary/Special Permit Signs: In addition to the permanent signs described in subsection H6b of this
Section, temporary signs per subsection J of this Section, Temporary Signs, are also allowed.
9. Modifications of City Center Sign Regulations:
a. Authority and Purpose: The Community and Economic Development Administrator may grant a
modification from the sign standards for individual signs which do not meet the specific provisions of the City
Center sign standards when the proposed sign is intended to accomplish one of the following purposes:
i. Respond to the needs of the public in locating a business establishment; or
ii. Assist business in contributing to the economic well-being of the community; or
iii. Install a sign that is considered to be historic or of historic value by the advertising industry or a
recognized historic preservation organization, provided that such entity was not involved in the use, design
or production of the proposed sign; or
iv. Result in a reduction of signs on a site; or
v. Result in a reduction in the number of freestanding or ground signs otherwise allowed; or
vi. Result in a coordinated sign plan for a multi-tenant building or multiple building complex.
b. Review Criteria: If the Community and Economic Development Administrator determines that the intent of
the proposed sign accomplishes one of the above purposes, the Community and Economic Development
Administrator may grant a modification request provided the proposed sign also meets all of the following
criteria:
i. The modification will not create a significant adverse impact to other property or improvements in the
immediate vicinity of the subject property; and
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 428/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. The modification will not increase the number of signs allowed by this Chapter; and
iii. The modification will not increase the allowed height or area of any wall, projecting,
awning/canopy/marquee/traditional marquee, or secondary sign by more than twenty five percent (25%);
and
iv. The modification will not increase the allowed height or area of any freestanding or ground sign; and
v. The modification does not create a public safety hazard. (Amd. Ord. 5071, 4 -26-2004)
c. Variance May Be Required: Proposals which do not meet the purposes or criteria of subsections H9a and
H9b of this Section may be reviewed as variance applications as provided in subsection S of this Section. (Ord.
4720, 5-4-1998)
d. Fees: Fees shall be as stipulated in the adopted Fee Schedule. (Ord. 5676, 12 -3-2012)
I. SIGNS ON PUBLIC RIGHT-OF-WAY:
1. City Sponsored Signs Authorized: City sponsored signs, displays, and public service signs per subsections B6b,
B6c and B6o of this Section may be located on or over public rights -of-way with approval of the sign placement by
the City of Renton Transportation Systems Division. If the Transportation Division determines that a sign request
does not comply with this subsection, the requesting organization shall have the right to appeal that decision to the
Hearing Examiner as a final administrative determination pursuant to RMC 4 -8-110. (Ord. 4639, 8-19-1996; Amd.
Ord. 4848, 6-26-2000)
2. Directional Signs for Public Buildings Authorized: Such signs are limited to one of the following sites
approved by the Building Official. Public service directional signs for public buildings such as public schools,
libraries, hospitals and other similar public service facilities may be placed entirely on the public right -of-way.
a. Standards and Size Limits for Directional Signs: Sign must be of size, height, color, design and mounting
and so located as to comply in all respects with the City street sign standards. Sign shall not be over twelve (12)
square feet in total background area for any one face, no portion of the sign closer than four feet (4') to any curb
line or improved roadway surface and not illuminated. (Ord. 2877, 9 -9-1974)
3. Public Service Directional Signs for Nonpublic Buildings Such as Churches and Charitable Organizations
Authorized: Public service directional signs for nonpublic buildings such as churches and charitable organizations
may be placed entirely on the public right-of-way.
a. Review Authority and Time: The organization seeking the sign must submit a letter to the Transportation
Systems Division requesting directional signs, including the requested locations and wording for the sign. The
Transportation Systems Division shall respond to the letter by calling or mailing a postcard within one working
day of receipt of the request. An engineering study will be performed by the City within thirty (30) days of the
request. If the requested locations do not conform to this subsection, the response will suggest suitable
alternative locations, if any.
b. Appeal Process: If the Transportation Systems Division determines that the sign request does not comply
with this subsection, the requesting organization shall have the right to appeal that decision to the Hearing
Examiner as a final administrative determination.
c. Installation Time: If the sign is approved, it will be installed within forty five (45) calendar days after
approval of the request. (Ord. 4615, 6-17-1996)
4. Residential Open House Signs: Subject to the requirements of subsection J3 of this Section.
5. Real Estate Sign Kiosks: Subject to the requirements of subsection J2 of this Section and subject to chapter 9-2
RMC, Excess Right-of-Way Use. (Ord. 5496, 10-5-2009)
J. TEMPORARY AND PORTABLE SIGNS: (Amd. Ord. 4832, 3-6-2000)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 429/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. General Requirements for Temporary Signs:
a. Display of Permit Number: All temporary signs shall have the sign permit number placed in the upper
left-hand corner by the permittee.
b. Support and Perforation Requirements for Cloth Signs: Every temporary cloth sign shall be supported
and attached with wire rope of three-eighths inch (3/8") minimum diameter, or other material of equivalent
breaking strength. No strings, fiber ropes or wood slats shall be permitted for support or anchorage purposes.
Cloth signs and panels shall be perforated over at least ten percent (10%) of their area to reduce wind
resistance.
Exception: Temporary cloth signs over private property not exceeding sixty (60) square feet shall be supported
and attached with wire rope which will meet the requirements of subsection K of this Section.
c. Projection of Temporary Cloth Signs Over Public Property/Right -of-way:
i. Projection Permitted: Cloth signs may extend over public property. Cloth signs may extend across a
public right-of-way only by permission of the Mayor’s office or his/her designated representative, and
shall be subject to all related laws and ordinances.
ii. Clearance: Such signs, when extended over a public street, shall maintain a minimum vertical
clearance of twenty feet (20'). Temporary signs, other than cloth, when eight feet (8") or more above the
ground, may project not more than six inches (6") over public property or beyond the legal setback line.
(Ord. 3719, 4-11-1983; Amd. Ord. 4422, 10-25-1993)
iii. Time Limits: Cloth signs may be extended over a public right-of-way in accordance with the
provisions of this Code for a period to be established by the Mayor or his designated representative but not
to exceed thirty (30) days. (Ord. 3273, 12 -11-1978)
2. Real Estate Signs:
a. Prohibited Real Estate Signs:
i. See RMC 4-4-100C16.
ii. No balloons or other attention-attracting devices may be attached to real estate signs.
b. Off-Premises Real Estate Signs:
i. Open House Signs.
(a) Permit Requirements: No permit required.
(b) Maximum Display Period: In no case shall an open house sign be displayed prior to dawn or after
dusk. A seller or their representative shall be present at the property for sale, rent or lease, while the
open house sign is being displayed.
(c) Allowed Use: For directing potential customers to the site of real estate that is for sale, rent, or
lease.
(d) Allowable Sign Type: A nonilluminated portable sign comprised of hinged panels configured in
the shape of the alphabetic letter “A.” The sign text must include the words “open,” “for sale,” “for
rent,” or “for lease.”
(e) Maximum Size: Thirty two inches wide by thirty six inches (32" x 36") high per each face of the
sign.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 430/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(f) Sign Location: Signs may be placed no closer than four feet (4') to the edge of a public roadway;
provided, that they do not obstruct the vision or pathway of vehicular or pedestrian traffic and that they
are not located on trees, foliage, utility poles, regulatory signs, directional signs, or informational signs.
(g) Maximum Number: Six (6) off-premises signs per property for sale, rent or lease.
(h) Maximum Height: Shall not exceed ten (10) feet from finished grade.
ii. Real Estate Directional Signs (Outside of the City Center Sign Regulation Boundary as depicted
in RMC 4-4-100H3):
(a) Permit Requirements: Permit required.
(b) Maximum Display Period: Maximum of twelve (12) months.
(c) Allowed Use: The freestanding real estate sign shall only be allowed during the original rental,
lease up or sale of a development located within the corporate limits of the City of Renton containing
ten (10) or more dwelling units, until one hundred percent (100%) of the dwelling units have been
rented, leased or sold once; and thereafter, only if seventy five percent (75%) or less of the total
number of dwelling units in the development are rented, leased or sold. The Development Services
Division may also approve these signs for use by multi-family complexes that have completed major
renovation in excess of fifty percent (50%) of appraised structure value of at least ten (10) rental units
located within the corporate limits of Renton.
(d) Allowable Sign Type: Any nonilluminated type of freestanding sign.
(e) Maximum Size: Twelve (12) square feet on one face.
(f) Sign Location: Must be within two (2) miles (driving distance on a public roadway) of the
premises it advertises. Signs may be placed no closer than four feet (4') to the edge of a public
roadway; provided, that they do not obstruct the vision or pathway of vehicular or pedestrian traffic. If
the installation of the sign causes damages to utilities and/or landscaping, the permit holder shall be
responsible for all repairs and/or restoration within thirty (30) days of notification by the City.
(g) Maximum Number Per Intersection: A maximum of two (2) real estate directional signs shall be
allowed at any one intersection and only one sign per development shall be allowed at each
intersection except that no real estate directional signs shall be placed at intersections where an
approved real estate sign kiosk is situated. (Ord. 5496, 10-5-2009)
(h) Minimum Spacing Between Intersections: Real estate directional signs shall be placed no closer
than five hundred (500') feet to any other real estate directional sign and no closer than one hundred
feet (100') to an intersection.
(i) Maximum Height: Shall not exceed ten feet (10') from finished grade.
iii. Real Estate Directional Signs (Within the City Center Sign Regulation Boundary as depicted in
RMC 4-4-100H3):
(a) Permit Requirements: Permit required.
(b) Maximum Display Period: Maximum of twelve (12) months.
(c) Allowed Use: The freestanding real estate sign shall only be allowed during the original rental,
lease up or sale of a development located within the corporate limits of the City of Renton containing
ten (10) or more dwelling units until one hundred percent (100%) of the dwelling units have been
rented, leased or sold once; and thereafter, only if seventy five percent (75%) or less of the total
number of dwelling units in the development are rented, leased or sold. The Development Services
Division may also approve these signs for use by multi-family developments that have completed
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 431/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
major renovation in excess of fifty percent (50%) of appraised structure value of at least ten (10) rental
units located within the corporate limits of Renton.
(d) Allowable Sign Type: Any nonilluminated freestanding sign and A-frame signs.
(e) Maximum Size: Thirty two inches wide by thirty six inches (32" by 36") tall per face.
(f) Sign Location: Must be within two (2) miles (driving distance on a public roadway) of the
premises it advertises. Signs may be placed no closer than four (4) feet to the edge of a public
roadway; provided, that they do not obstruct the vision or pathway of vehicular or pedestrian traffic. If
the installation of the sign causes damages to utilities and/or landscaping, the permit holder shall be
responsible for all repairs and/or restoration within thirty (30) days of notification by the City.
(g) Maximum Number Per Intersection: A maximum of two (2) real estate directional signs shall be
allowed at any one intersection and only one sign per development shall be allowed at each
intersection.
(h) Minimum Spacing Between Intersections: Real estate directional signs shall be placed no closer
than one hundred feet (100') to any other real estate directional sign and fifty feet (50') from an
intersection.
(i) Maximum Height: Shall not exceed ten feet (10') from finished grade.
iv. Real Estate Sign Kiosks.
(a) Permit Requirements: Sign and Excess Right-of-Way Use Permits are required for installation of
each kiosk. Individual real estate sign kiosk directional panels and panel changes do not require a
permit. Fees for each kiosk shall be one hundred dollars ($100.00).
(b) Maximum Display Period: Permits for real estate sign kiosks shall be issued for a limited period
of time in twelve (12) month increments. This period commences on November 8, 2009, and will
sunset on November 8, 2012, unless extended by City Council action. Permits shall not be issued
beyond November 8, 2012, unless the maximum display period is extended by City Council action.
(c) Allowed Use: Real estate sign kiosk directional panels on a City-approved kiosk structure may be
authorized for the purpose of providing directional information to residential developments with units
for sale, lease, or exchange (including assisted living developments) located only within the corporate
limits of the City of Renton.
(d) Allowable Sign Type: Kiosks shall be of a uniform style throughout the City, shall be freestanding
and nonilluminated, and shall contain a maximum of ten (10) real estate sign kiosk directional panels.
Individual real estate sign kiosk sign directional panels shall contain only the name of the subdivision
or residential development, or developer, or development logo, and a logo(s) regarding an award,
special certification, and a directional arrow. Two (2) of these real estate sign kiosk directional panels
may identify community/public facilities (City Hall, library, parks, districts, historic sites, etc.), at the
discretion of the City. One additional panel at the top of the real estate sign kiosk shall identify the City
of Renton.
(e) Permitted Size: Real estate sign kiosk directional panels shall be five (5) square feet in total area
and shall measure a maximum five feet (5') horizontal length by one foot (1') vertical height.
(f) Permitted Locations: Sign panels shall be located on designated kiosk structures within the public
right-of-way. If available kiosk structures will not permit adequate directional information, kiosk
structures may be approved on private property with the permission of the property owner granted
through an easement. A kiosk location plan shall be prepared showing the site of each kiosk and shall
be submitted to the Community and Economic Development Administrator for review and decision
with the sign permit applications. (Ord. 5676, 12-3-2012)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 432/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(g) Maximum Number Per Intersection: A maximum of two (2) real estate sign kiosks shall be
allowed at any one intersection and only one sign panel per development shall be allowed on each sign
face.
(h) Maximum Height: The kiosk sign structure shall not exceed ten feet (10') from finished grade to
the top of the title panel which identifies the City of Renton.
(i) Design Standards: Colors, fonts, etc., shall conform to design standards approved by the
Community and Economic Development Administrator. (Ord. 5496, 10 -5-2009; Ord. 5676,
12-3-2012)
c. On-Premises Real Estate Signs:
i. Freestanding Real Estate Sign:
(a) Permit Requirements: No permit required.
(b) Maximum Display Period: The maximum display period is for the period of time the property is
for sale, rent or lease.
For multi-family complexes of five (5) or more dwelling units and on a lot greater than thirty five
thousand (35,000) square feet, a thirty two (32) square foot or six (6) square foot freestanding real
estate sign shall be allowed during the original rental, lease up or sale of the development until one
hundred percent (100%) of the dwelling units have been rented, leased or sold once; and thereafter,
only if seventy five percent (75%) or less of the total number of dwelling units in the development are
rented, leased or sold. A six (6) square foot sign is permitted at all times regardless of vacancy status,
number of units, or lot size, unless a thirty two (32) square foot sign is being utilized.
(c) Allowed Use: For real estate that is for sale, rent or lease.
(d) Allowable Sign Type: A nonilluminated freestanding sign indicating that the property, which the
sign is located on is for sale, rent or lease.
(e) Maximum Size:
1. For lots thirty five thousand (35,000) square feet or less in area: six (6) square feet in area per face;
or
2. For lots greater than thirty five thousand (35,000) square feet in area: thirty two (32) square feet in
area per face. However, a six (6) square foot sign cannot be used concurrently with a thirty two (32)
square foot sign.
(f) Sign Location: These signs must be located on the premises that is for sale, rent or lease. These
signs may be placed no closer than four feet (4') to the edge of a public roadway; provided, that they do
not obstruct the vision or pathway of vehicular or pedestrian traffic.
(g) Maximum Number: One sign per street frontage.
(h) Maximum Height: Shall not exceed ten feet (10') from finished grade.
ii. Commercial Real Estate Banner Signs:
(a) Permit Requirements: Permit required.
(b) Maximum Display Period: Maximum of twelve (12) months.
(c) Allowed Use: For sale, rent, or lease of commercial property. Real estate banners shall not be
utilized by residential development.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 433/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(d) Allowable Sign Type: A sign of any shape made of lightweight fabric or similar material. The sign
must indicate “For Sale, Rent, or Lease.”
(e) Maximum Size: Fifty (50) square feet.
(f) Sign Location: Only permissible when mounted to a building that is for sale, rent, or lease.
(g) Maximum Number: One per street frontage. (Ord. 3719, 4-11-1983; Amd. Ord. 4422,
10-25-1993; Ord. 5062, 1-26-2004)
3. Garage Sale Signs:
a. Permit Requirements: No permit required.
b. Maximum Display Period: Maximum of twenty four (24) hours prior to the start of the sale and a
maximum of twenty four (24) hours after the sale is completed.
c. Allowed Uses: For directing potential customers to the garage sale site.
d. Allowable Sign Type: A nonilluminated freestanding sign or an A-frame sign.
e. Maximum Size: Thirty two inches wide by thirty six inches tall (32" x 36").
f. Sign Location: Signs may be placed no closer than four feet (4') to the edge of a public roadway;
provided, that they do not obstruct the vision or pathway of vehicular or pedestrian traffic. The signs shall
not be attached to utility poles, traffic controlling devices or any other public structure.
g. Maximum Height: Shall not exceed ten feet (10') from finished grade. (Ord. 3719, 4 -11-1983; Ord.
5062, 1-26-2004)
4. Political Signs:
a. Permitted Location: In addition to being permitted on the public right-of-way, political signs may be
displayed on private property with the consent of the property owner or the lawful occupant thereof and on
public right-of-way as long as such display does not interfere with pedestrian or public safety.
b. Maximum Size: Political signs shall not be greater than thirty two (32) square feet if single faced or sixty
four (64) square feet if multi-faced.
c. Removal Required: Each political sign shall be removed within fourteen (14) days following an election, by
the candidate, candidate’s representative or proposition sponsor except that the successful candidates of a
primary election may keep their signs on display until fourteen (14) days after the general election, at which
time they shall be promptly removed. After fourteen (14) days the City may pick up and dispose of remaining
signs. Violation or failure to comply with the provisions of this Section shall subject the offender to chapter
1-10 RMC, Code Enforcement. (Ord. 3719, 4-11-1983; Amd. Ord. 4422, 10-25-1993; Ord. 4848, 6-26-2000;
Ord. 5604, 6-6-2011; Ord. 6034, 11-15-2021)
5. A-Frame Signs: A-frame signs complying with all the following standards may be permitted:
a. Number:
i. Within City Center Sign Regulation Area: Only one of these signs is permitted per business per street
frontage.
ii. Elsewhere in the City: One of these signs is permitted per business per street frontage and, in addition,
an additional sign is permitted to be located abutting the business and building to which the sign relates.
b. Location Requirements:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 434/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. Permitted Location:
(1) Within City Center Sign Regulation Area: A-frame signs must be placed against the building
and business to which the sign relates.
(2) Elsewhere in the City: A-frame signs may be located on the public sidewalk abutting the business
site and/or within the landscaping area on or abutting the business site, however, A -frame signs cannot
be placed in the landscape strip between the curb and outer edge of the public sidewalk. Additionally,
for businesses located within shopping centers, an additional A-frame sign may be placed against the
building and business to which the sign relates.
ii. Pedestrian Clearance: A minimum of four feet (4') of unobstructed sidewalk area between the outer
edge of the sign and the street curb is required.
iii. Clear Vision Area: No sign shall be located as to pose a danger and violate the clear vision area
specified in subsection C6 of this Section, Prohibited Signs. Where a traffic vision hazard is created, the
City may require a modification to the height or location of a sign to the degree necessary to eliminate the
hazard.
c. Size: Signs shall be no larger than thirty two inches (32") wide and thirty six inches (36") tall.
d. Construction Specifications and Materials: The sign must be professionally manufactured of durable
material(s). No lighting or attachments, such as balloons are permitted.
e. Maintenance and Appearance: Signs must be maintained in accordance with the provisions of subsection
D3 of this section, Sign Maintenance Required, and subsection D4 of this Section, Appearance of Signs.
f. Alteration of Landscaping Prohibited: No landscaping may be damaged or modified to accommodate an
A-frame sign. The City may require replacement of any damaged landscaping pursuant to RMC 4 -4-070I,
Damaged Landscaping.
g. Removal upon Close of Business Required: A-frame signs shall not be displayed during nonbusiness
hours.
h. Display of Permit and Code Requirements: Any business displaying an A-frame sign shall have a copy of
the sign permit for the sign posted along with its City business license. Additionally the business shall post the
City’s regulations governing A-frame signs so that employees are made aware of the standards.
i. Display of Permit Number: All A-frame signs shall have the sign permit number a minimum of one-half
inch in height placed on the exterior sign face in the upper left-hand corner by the permittee.
j. Proof of Insurance and Hold Harmless Agreement for Signs on Public Right -of-Way: In order to obtain
a sign permit, applicants must provide the Development Services Division with proof of general commercial
liability insurance (certificate of liability insurance) meeting the requirements of subsection L4 of this Section.
The sign permit application must also include a signed hold harmless agreement that specifies that the owner of
the sign will defend, indemnify, and hold the City harmless for any loss, injuries, damage, claims or lawsuit,
including attorney’s fees that arise from the sign.
k. Confiscation of Signs: Signs that do not comply with the provisions of this section may be confiscated by
the City pursuant to subsection T of this Section, Compliance and Confiscation of Signs. (Ord. 4832, 3 -6-2000)
l. Permit Required: A permit is required for each A-frame sign, and remains valid indefinitely for the business
using the sign. (Ord. 4908, 6-11-2001; Amd. Ord. 5511, 11-23-2009, eff. 12-23-2009)
6. Event Signs:
a. Applicability: Commercial, industrial, residential, public, and quasi-public uses and mixed-use
developments (commercial combined with multi-family residential) may display event signage in compliance
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 435/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
with the following regulations. These regulations apply to use of signs for grand opening events or for periodic
special events. This subsection does not apply to those signs and displays exempt per RMC 4 -4-100B6,
Exemptions from Permit Requirements. (Ord. 5062, 1-26-2004)
b. Types of Event Signage Allowed: Any combination of the following types of signage are permitted:
balloons, pole/wall strung and wall-hung banners not exceeding one hundred (100) square feet each in size,
pole-hung banners not exceeding twenty (20) square feet each in size, flags, inflatable statuary,
pennants/streamers, searchlights, wind animated objects, and other similar advertising devices approved by the
Development Services Division. Rigid portable signs are also allowed provided the sign is a maximum of thirty
two (32) square feet in area on one face per sign not exceeding six feet (6') in height. Rigid portable signs are
limited to one per street frontage outside the Automall.
c. Permit Required: Event signs may be displayed on private property only by “event sign permit.”
d. Time Limitations and Applicability – Grand Openings and Event Signage:
i. Grand Opening Event Signage: A grand opening temporary event sign permit may be issued for a
period of up to thirty (30) days only for a new business opening or to an existing business relocating to an
entirely new location. One permit may authorize display of all of the above display items.
ii. Event Signage – General: Up to four (4) special event permits may be issued to each business or
organization per calendar year. Each permit may be valid for thirty (30) days. One permit may authorize
display of all signage types identified in subsection J6b of this Section, Types of Event Signage Allowed.
A fifteen (15) day separation period is required between the end of one event permit period and the start of
another permit period.
iii. Event Signage for Vehicle and Vessel Sales in the Automall Overlay Districts: In addition to the
event signage allowed per subsection J6d(ii) of this Section, each dealership shall be issued two (2)
additional event permits per the requirements of subsection J6d(ii) of this Section.
e. Placement Limitations for Event Signs:
i. Roof: No sign or advertising device, allowed per this subsection J6 shall be placed on top of a roof or
extend vertically above the fascia of the building.
ii. Perimeter Street Landscaping: Event signage shall not be located within required perimeter street
landscaping. (Ord. 2877, 9-9-1974; Amd. Ord. 4832, 3-6-2000; Ord. 4848, 6-26-2000)
7. Accessory Home Agriculture and Agriculture Sales Signs:
a. Permit Requirements: There is no permit required provided the requirements of this Section are met.
b. Number and Type of Allowable Sign: One non-illuminated freestanding sign or one A-frame sign is
allowed.
c. Maximum Size: The maximum size sign allowed is thirty two inches (32") wide by thirty six inches (36")
tall.
d. Display Period: The sign may be displayed between 9:00 a.m. and 7:00 p.m.
e. Sign Location: Signs shall be located on the subject property. Signs may not be placed closer than four feet
(4') to the edge of a public roadway and shall not be attached to utility poles, traffic controlling devices or any
other public structure.
(Ord. 3719, 4-11-1983; Amd. Ord. 4422, 10-25-1993; Ord. 4832, 3-6-2000; Ord. 5640, 12-12-2011)
K. DESIGN AND CONSTRUCTION REQUIREMENTS FOR PERMANENT SIGNS – GENERAL:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 436/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. General Design: Signs and sign structures shall be designed and constructed to resist wind and seismic forces as
specified in this Section. All bracing systems shall be designed and constructed to transfer lateral forces to the
foundations. For signs on buildings, the dead and lateral loads shall be transmitted through the structural frame of
the building to the ground in such manner as not to overstress any of the elements thereof. The overturning moment
produced from lateral forces shall in no case exceed two -thirds (2/3) of the dead-load resisting moment. Uplift due
to overturning shall be adequately resisted by proper anchorage to the ground or to the structural frame of the
building. The weight of earth superimposed over footings may be used in determining the dead -load resisting
moment. Such earth shall be thoroughly compacted.
2. Wind Loads: Signs and sign structures shall be designed to resist wind forces as specified in the adopted edition
of the International Building Code. (Ord. 5450, 3-2-2009)
3. Seismic Loads: Signs and sign structures shall be designed and constructed to resist seismic forces as specified in
the adopted edition of the International Building Code. (Ord. 5450, 3-2-2009)
4. Combined Loads: Wind and seismic loads need not be combined in design of signs or sign structures; only that
loading producing the larger stresses may be used. Vertical design loads, except roof live loads, shall be assumed to
be acting simultaneously with the wind or seismic loads.
5. Allowable Stresses: The design of wood, concrete or steel members shall conform to the requirements of the
adopted edition of the International Building Code. Loads, both vertical and horizontal, exerted on the soil shall not
produce stresses exceeding those specified in the adopted edition of the International Building Code. The working
stresses of wire rope and its fastenings shall not exceed twenty five percent (25%) of the ultimate strength of the
rope or fasteners. Working stresses for wind or seismic loads combined with dead -loads may be increased as
specified in the adopted edition of the International Building Code. (Ord. 5450, 3 -2-2009)
6. Location and General Standards for Structural Supports: The supports for all signs or sign structures shall be
placed in or upon private property and shall be securely built, constructed and erected in conformance with the
requirements of this Code.
7. Materials: Materials for construction of signs and sign structures shall be of the quality and grade as specified for
buildings in the adopted edition of the International Building Code. In all signs and sign structures the materials and
details of construction shall, in the absence of specified requirements, conform with the following:
a. Structural steel shall be of such quality as to conform with IBC Standard No. 22 -1. Secondary members in
contact with or directly supporting the display surface may be formed of light gauge steel, provided such
members are designed in accordance with the specifications of the design of light gauge steel as specified in
IBC chapter 22 and in addition shall be galvanized. Secondary members, when formed integrally with the
display surface, shall be not less than No. 24 gauge in thickness. When not formed integrally with the display
surface, the minimum thickness of the secondary members shall be No. 12 gauge. The minimum thickness of
hot-rolled steel members furnishing structural support for signs shall be one-fourth inch (1/4"), except that, if
galvanized, such members shall be not less than one-eighth inch (1/8") thick. Steel pipes shall be of such
quality as to conform with IBC Standard No. 22 -1. Steel members may be connected with one galvanized bolt,
provided the connection is adequate to transfer the stresses in the members. (Ord. 3719, 4 -11-1983)
b. Anchors and supports, when of wood and embedded in the soil, or within six inches (6") of the soil, shall
be of all heartwood of a durable species or shall be pressure -treated with an approved preservative. Such
members shall be marked or branded by an approved agency. (Ord. 2504, 9-23-1969; Ord. 5450, 3-2-2009)
8. Restrictions on Combustible Materials: Freestanding and wall signs may be constructed of any material
meeting the requirements of this Code. Combination signs, roof signs and signs on marquees shall be constructed of
incombustible materials, except as provided in subsection K9 of this Section. Projecting signs and under awning,
under canopy, or under marquee signs may be constructed of any material meeting the requirements of this Code,
including fire resistive treated wood. No combustible materials other than approved plastics shall be used in the
construction of electric signs. (Ord. 3719, 4 -11-1983)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 437/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
9. Nonstructural Trim: Nonstructural trim may be of wood, metal, approved plastics or any combination thereof.
(Amd. Ord. 4832, 3-6-2000)
10. Anchorage: Members supporting unbraced signs shall be so proportioned that the bearing loads imposed on the
soil in either direction, horizontal or vertical, shall not exceed the safe values. Braced ground signs shall be anchored
to resist the specified wind or seismic load acting in any direction. Anchors and supports shall be designed for safe
bearing loads on the soil and for an effective resistance to pull -out amounting to a force twenty five percent (25%)
greater than the required resistance to overturning. Anchors and supports shall penetrate to a depth below ground
greater than that of the frost line.
Signs attached to masonry, concrete or steel shall be safely and securely fastened thereto by means of metal anchors,
bolts or approved expansion screws of sufficient size and anchorage to support safely the loads applied.
No wooden blocks or plugs or anchors with wood used in connection with screws or nails shall be considered proper
anchorage, except in the case of signs attached to wood framing.
No anchor or support of any sign shall be connected to, or supported by, an unbraced parapet wall, unless such wall
is designed in accordance with the requirements for parapet walls specified in the adopted edition of the
International Building Code. (Ord. 2504, 9-23-1969; Ord. 5450, 3-2-2009)
11. Size of and Materials for Display Surfaces: Display surfaces in all types of signs may be made of metal, glass
or approved plastics, or other approved noncombustible material, or wood for wood signs.
Sections of approved plastics on wall signs shall not exceed two hundred twenty five (225) square feet in area.
Exception: Sections of approved plastics on signs other than wall signs may be of unlimited area if approved by the
Building Official.
Sections of approved plastics on wall signs shall be separated three feet (3') laterally and six feet (6') vertically by
the required exterior wall construction.
Exception: Sections of approved plastics on signs other than wall signs may not be required to be separated if
approved by the Building Official.
12. Glass Panel Size, Thickness and Type: Glass thickness and area limitations shall be as set forth below: (Ord.
3719, 4-11-1983)
MAXIMUM SIZE OF EXPOSED GLASS PANEL
Any
Dimension
(Inches)
Area (Square
Inches)
Minimum
Thickness of
Glass (Inches) Type of Glass
30 500 1/8 Plain, Plate or
Wired
45 700 3/16 Plain, Plate or
Wired
144 3600 1/4 Plain, Plate or
Wired
144+ 3600+ 1/4 Wired Glass
13. Approved Plastics: The Building Official shall require that sufficient technical data be submitted to substantiate
the proposed use of any plastic material and, if it is determined that the evidence submitted is satisfactory for the use
intended, he may approve its use. (Ord. 2504, 9 -23-1969)
14. Welding: All welding on signs or sign structures shall be done by certified welders holding a valid certification
from King County or other governmental jurisdiction acceptable to the Building Official.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 438/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
15. Electrical Requirements: All signs containing electrical wiring shall be subject to the governing electrical code
and shall bear the label of an approved testing agency. (Ord. 3719, 4 -11-1983)
16. Clearance: All types of signs shall conform to the clearance and projection requirements of this Section.
17. Clearance from High Voltage Power Lines: Signs shall be located not less than ten feet (10') horizontally or
twelve feet (12') vertically from overhead electrical conductors which are energized in excess of seven hundred fifty
(750) volts. The term “overhead conductors” as used in this Section means any electrical conductor, either bare or
insulated, installed above the ground except such conductors as are enclosed in iron pipe or other material covering
of equal strength.
18. Clearance from Fire Escapes, Exits or Standpipes: No sign or sign structure shall be erected in such a manner
that any portion of its surface or supports will interfere in any way with the free use of any fire escape, exit or
standpipe.
19. Obstruction of Openings Prohibited: No sign shall obstruct any opening to such an extent that light or
ventilation is reduced to a point below that required by the applicable City building codes. Signs erected within five
feet (5') of an exterior wall in which there are openings within the area of the sign shall be constructed of
incombustible material or approved plastics.
20. Standards for Supports: The supporting members of a sign shall be free of any unnecessary bracing, angle
iron, guy wires, cables and similar devices. (Ord. 2504, 9 -23-1969)
L. LOCATION, PERMIT, AND INSURANCE REQUIREMENTS FOR SIGNS PROJECTING INTO SETBACKS
OR RIGHT-OF-WAY: (Amd. Ord. 4832, 3-6-2000)
1. Maximum Sign Projection into Setback:
a. Signs may project within a legal setback a maximum of six feet (6'). (Ord. 3719, 4 -11-1983; Amd. Ord.
4720, 5-4-1998)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 439/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Within nonresidential zones, ground signs that are six feet (6') or less in height may be installed within the
landscape strip of the front yard setback if the clear vision area described in subsection C.6 of this Section is
kept clear. Within residential zones, ground signs six feet (6') or less in height may be located within the
landscape strip of the front yard setback if the sign is set back at least five feet (5') from any lot line. (Ord.
4720, 5-4-1998; Ord. 5749, 1-12-2015)
2. Allowed Projections into Right-of-Way: Signs and supporting sign structures may project within the public
right-of-way as follows:
a. Wall Signs: The thickness of that portion of a wall sign which projects over public right-of-way shall not
exceed twelve inches (12"). (Ord. 3719, 4-11-1983; Ord. 4720, 5-4-1998)
b. Marquees: Marquees and the attached or associated signs may extend over the right-of-way according to the
terms of the adopted International Building Code.
c. Additional Allowances within City Center Sign Regulation Boundaries: In the City Center sign
regulation boundaries defined in subsection H2 of this Section, the following signs may project into the public
right-of-way:
i. Wall Signs: The thickness of that portion of a wall sign which projects over public right-of-way shall
not exceed twelve inches (12").
ii. Projecting Signs: A projecting sign may extend over the public right-of-way no more than four feet (4')
from the wall it is mounted on. No sign shall extend into the public right-of-way to within less than two
feet (2') of the curbline.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 440/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iii. Awnings, Building Canopies and Marquees: Awnings, building canopies, and marquees and the
attached or associated signs may extend over the right-of-way according to the terms of the adopted
International Building Code. (Ord. 4720, 5 -4-1998; Ord. 5450, 3-2-2009)
3. Identification of Sign Installer: All projecting signs and signs which project into public right-of-way shall have
painted thereon the name of the sign erector and the date of the erection. (Ord. 3719, 4 -11-1983; Amd. Ord. 4720,
5-4-1998)
4. Liability Insurance Required for Signs Located on or over Public Property: (Amd. Ord. 4832, 3 -6-2000)
a. Excluding wall signs projecting twelve inches (12") or less over a public right-of-way, the owner of any sign
located on or over a public right-of-way shall at the time of sign permit application, file with the Building
Official a certificate of liability insurance issued by an insurance company authorized to do business in the
State of Washington. The City shall be named as an additional insured, and notified of lapses or changes to the
insurance policy in advance of such change. The insurance shall be in the amount of one million dollars
($1,000,000.00) per occurrence. (Amd. Ord. 4832, 3 -6-2000)
b. An annual sign permit shall be required for any signs projecting over the right -of-way, excluding wall signs
projecting twelve inches (12") or less. Annual fees shall be consistent with RMC 4 -1-140M. The annual permit
shall be issued upon a determination that liability insurance remains in effect, and that the sign and supporting
structure are secure. (Ord. 4720, 5-4-1998)
5. Annual Right-of-Way Use Permit Required for Signs Projecting on or over Public Right -of-Way: An annual
right-of-way use permit shall be required for any signs projecting over the right-of-way, excluding wall signs
projecting twelve inches (12") or less. Annual fees shall be consistent with RMC 4 -1-180E. The annual permit shall
be issued upon a determination that liability insurance remains in effect, and that the sign and supporting structure
are secure. (Ord. 4832, 3-6-2000)
M. DESIGN REQUIREMENTS FOR PROJECTING SIGNS:
1. Standards: Projecting signs shall be designed in accordance with the requirements specified in subsection L of
this Section. (Ord. 3719, 4-11-1983)
N. DESIGN REQUIREMENTS FOR AWNING, CANOPY, OR MARQUEE SIGNS:
1. Applicability of this Section: All signs erected on, above or below a marquee shall comply with the requirements
of this Section.
2. Acceptable Location and International Building Code Requirements:
a. Signs may be placed on, attached to or constructed in a marquee. Such signs, over public or private property,
shall, for the purpose of determining projection, clearance, height and material, be considered a part of and
shall meet the requirements for a marquee as specified in the adopted edition of the International Building Code
(IBC). (Ord. 4172, 9-12-1988)
b. Signs may be painted, printed, or affixed upon awnings or canopies. Awnings or canopies shall meet the
applicable provisions of the adopted International Building Code. (Ord. 5450, 3 -2-2009)
3. Under Marquee/Under Awning/Under Canopy Sign Limitations:
a. Number: Under awning, canopy, or marquee signs shall be limited to one such sign per entrance for each
business establishment. (Ord. 3719, 4-11-1983, Amd. Ord. 4720, 5-4-1998)
b. Location and Size – Outside City Center: Where a legally constructed awning, canopy, or marquee exists
which in itself complies with the provisions of the Renton Building Code, an “under marquee” sign, no larger
than twelve inches (12") high by seventy two inches (72") long by twelve inches (12") thick, may be suspended
below the awning, canopy, or marquee, provided the bottom of the sign is at least eight feet (8') above the
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 441/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
surface of the public or private sidewalk or walkway and the sign does not extend beyond the awning, canopy,
or marquee.
c. Location and Size – Within City Center: In the City Center sign regulation boundaries defined in
subsection H2 of this Section, under marquee signs may not exceed a maximum square footage of six (6)
square feet, with a maximum sign thickness of twelve inches (12"). The bottom of the sign shall be at least
eight feet (8') above the surface of the public or private sidewalk or walkway, and the sign shall not extend
beyond the awning, canopy, or marquee. (Ord. 4720, 5 -4-1998)
O. DESIGN REQUIREMENTS FOR ELECTRIC SIGNS:
1. Materials and Design Standards: Electric signs shall be constructed of incombustible materials, except as
specified in subsection K of this Section. The enclosed shell of electric signs shall be watertight, excepting that
service holes fitted with covers shall be provided into each compartment of such signs.
2. Installation: Electrical equipment used in connection with display signs shall be installed in accordance with
local regulations regulating electrical installation.
3. Erector’s Name: Every electric sign projecting over any street or alley or public place shall have the name of the
sign erector and date of erection. Such name and date shall be of sufficient size and contrast to be readable from a
reasonable distance. Failure to provide such name and date shall be grounds for rejection of the sign by the Building
Official. (Ord. 2504, 9-23-1969)
4. Label Required: All electric signs shall bear the label of an approved testing agency.
P. INSPECTIONS:
Footing inspections shall be made by the Building Official for all signs having footings.
Q. ALTERNATE PROVISIONS FOR MATERIAL, CONSTRUCTION AND DESIGN:
See RMC 4-9-250E.
R. APPEALS OF ADMINISTRATIVE DECISIONS:
Appeals from administrative decisions in the interpretation of the provisions of this Code shall be heard by the
Hearing Examiner pursuant to RMC 4-8-110.
S. VARIANCES:
Applications for variances from the provisions of this Chapter shall be heard by the Administrator as provided in
RMC 4-8-070D and consistent with the provisions of RMC 4 -9-250B. (Ord. 3719, 4-11-1983; Amd. Ord. 5157,
9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
T. COMPLIANCE AND CONFISCATION OF SIGNS: (Amd. Ord. 4856, 8 -21-2000)
1. Compliance Required: It shall be unlawful for any person to erect, construct, enlarge, alter, repair, move,
improve, convert, equip, use or maintain any sign or structure in the City or cause or permit the same to be done
contrary to or in violation of any of the provisions of this Code. (Amd. Ord. 4856, 8 -21-2000)
2. Removal and Storage of Illegal Signs Authorized: Unauthorized signs or other advertising devices either
wholly or partially supported on or projecting over the public right-of-way may be removed by the Building Official
or his representative without notice to the owner. Such signs or devices shall be stored at the City garage for a period
not to exceed thirty (30) days, during which time the owner may redeem such sign or device by payment to the City
Treasurer an amount equal to the City cost for the removal and storage, but in no event shall the fee be less than
twenty dollars ($20.00). After expiration of the thirty (30) day storage period, the sign not having been redeemed, it
shall be destroyed or otherwise disposed of. (Ord. 3719, 4-11-1983, Amd. Ord. 4422, 10-25-1993; Ord. 4856,
8-21-2000)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 442/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Confiscated Signs: All confiscated signs shall become the property of the City. (Ord. 3719, 4 -11-1983; Amd.
Ord. 4856, 8-21-2000)
U. VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1 -3-1. (Ord. 5062,
1-26-2004; Ord. 5159, 10-17-2005)
4-4-105 SOLAR ENERGY SYSTEMS:
A. PURPOSE:
The purpose of this Section is to provide standards for certain solar energy systems to reduce impacts related to
visibility while promoting the use of alternative energy sources for users.
B. APPLICABILITY:
The Section shall apply to:
1. New or Replacement Equipment/Activity: All proposals for new or replacement solar energy systems.
2. Enlargement or Exterior Modifications of Existing Structures: Solar energy systems that are not in
conformance with this Section shall be required to conform to the requirements of this Section if enlarged or altered
when the cost of the alterations exceeds fifty percent (50%) of the value of the existing solar energy system.
C. AUTHORITY:
The Administrator shall determine compliance with these standards concurrently with any development permit
review, or in association with any code compliance issue.
D. SOLAR ENERGY SYSTEM, GROUND MOUNTED EQUIPMENT, SMALL-SCALE:
1. Height: No portion of the structure shall exceed the maximum allowed wall-plate height for detached accessory
buildings in the subject zone as established in RMC 4 -2-110B, Development Standards for Residential Development
(Detached Accessory Buildings).
2. Setbacks: The structure shall be subject to setback requirements for detached accessory buildings in the subject
zone as established in RMC 4-2-110B, Development Standards for Residential Development (Detached Accessory
Buildings).
3. Location: The structure shall not be sited closer than six feet (6') from a residential structure and shall not be
located between the primary structure and a street.
4. Impervious Surface/Building Coverage: Structures with grass or an alternative pervious surface under the
associated panels are excluded from maximum building coverage or maximum impervious surface area
requirements established in RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary
Structures). If pavement or other impervious surfaces are utilized around the base of the structure or under the solar
panels, the structure would be not be eligible for the exemption.
E. VARIANCES:
A variance to standards may be sought pursuant to RMC 4-9-250. (Ord. 5999, 12-14-2020)
4-4-110 STORAGE, BULK:
A. INTENT:
The intent of the regulation of bulk storage is to allow such uses in a location and manner so they are compatible
with adjacent or abutting properties and beneficial to the City and in accordance with the State Environmental Policy
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 443/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Act. It is further the intent to ensure that the safety, health, welfare, aesthetics and morals of the community are
maintained at a high level. (Ord. 5676, 12 -3-2012; Ord. 5963, 3-2-2020)
B. SPECIAL REVIEW AND HIGHER STANDARDS REQUIRED:
Due to the unique characteristics and problems inherent in making bulk storage compatible with surrounding
properties and environment, the City Council finds that special review of bulk storage uses is required to ensure the
intent of these regulations; and the City Council expressly finds that in the Green River Valley, City of Renton and
surrounding areas, there has been a loss in air quality and that a potential exists for a continuing deterioration in this
air quality due in part to the unique meteorological and topographic characteristics such as the channeling and
holding of air masses by inversions and the surrounding hills. This degradation in air quality adversely affects the
livability and desirability of the City and is injurious to the health and well-being of its citizens. Those uses
classified as a recognized higher risk have higher standards applied to them including, but not limited to,
landscaping, traffic and access and hazardous materials. These regulations are to supplement and be in addition to
existing code provisions. (Ord. 2962, 9-8-1975, Amd. Ord. 2967, 9-22-1975; Ord. 5963, 3-2-2020)
C. SPECIAL PERMIT AND ADMINISTRATION:
1. Special Permit Required for Bulk Storage: Bulk storage may be allowed only by special permit as specified in
RMC 4-9-220. The fee for the special permit for bulk storage is specified in the City of Renton Fee Schedule. (Ord.
3653, 8-23-1982)
2. Applicability: The Department of Community and Economic Development shall be responsible for determining
whether an application is bulk storage. (Ord. 2962, 9-8-1975, Amd. Ord. 2967, 9-22-1975; Ord. 5676, 12-3-2012)
3. Authority and Responsibility: The Hearing Examiner is designated as the official agency of the City for the
conduct of public hearings, and the Community and Economic Development Administrator is responsible for the
general administration and coordination. The Administrator shall establish administrative procedures, which shall
include, but are not limited to: preparation of application forms, determining completeness and acceptance of
application, and establishment of interdepartmental review routing procedures. (Ord. 2962, 9 -8-1975, Amd. Ord.
2967, 9-22-1975, Amd. Ord. 3101, 1-17-1977, eff. 1-1-1977; Ord. 3592, 12-14-1981; Ord. 5676, 12-3-2012)
4. Provision of Information: The responsibility of producing information and data to establish that the proposed
bulk storage complies with the standards set forth in this Section shall be on the applicant. (Ord. 2962, 9 -8-1975;
Amd. Ord. 2967, 9-22-1975)
5. Evaluation Criteria: The Hearing Examiner shall review the impact of the proposed use to determine whether it
is compatible with the proposed site and general area. The Hearing Examiner may require any applicable bulk
standard to be up to fifty percent (50%) more strict than specified to alleviate a potential problem, providing it shall
be shown: (Ord. 2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975; Amd. Ord. 3101, 1-17-1977, eff. 1-1-1977)
a. That because of special circumstances applicable to subject property, including size, topography, location or
surroundings and special characteristics applicable to subject facilities including height, surface drainage, toxic
substances, traffic and access, sound, liquid waste, light and glare, odorants, flammable and explosive materials
and gaseous wastes, the strict application of the zoning code and bulk storage regulations is found to deprive
neighboring properties of rights and privileges enjoyed by other properties in the vicinity and under identical
zone classification.
b. That the application of more strict standards will not be materially detrimental to the subject facility and will
maintain the full rights, privileges and environment of neighboring properties.
c. That the application of such modifications shall be supported by documented evidence of a clear and
compelling nature to justify such stricter standards. (Ord. 5963, 3-2-2020)
D. DEVELOPMENT STANDARDS:
1. Height of Containers and Stock Piles: The maximum height of all storage containers and stock piles of bulk
materials and/or products shall be forty feet (40') or that of the structure height of the underlying zone if more
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 444/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
restrictive. The storage of bulk materials in containers above manufacturing plants shall not be considered as bulk
storage, but shall be classified as part of the supporting structure. No roof shall extend beyond five percent (5%)
slopes drawn from forty foot (40') high vertical surfaces contiguous to the base of the structure. Only accessory
items such as, but not limited to, antennas, ladders, light fixtures, railings, vent pipes and safety or health related
items shall be excluded from the determination of structure height.
2. Setbacks: All structures and bulk storage, except security fences, opaque screens and signs, shall be located at
least sixty feet (60') from all public rights-of-way, wildlife habitat, public areas, parks and waterways which include,
but are not limited to, rivers, lakes, streams and drainage channels. In all other instances the setbacks shall be at least
twenty feet (20') from the property line.
3. Landscaping and Screening:
a. Intent: The intent of landscaping and screening is to minimize the visual impact of bulk storage as viewed
from adjacent or nearby properties or facilities and to enhance the image of the industrial areas and the City.
(Ord. 2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975)
b. Screening Required for Recognized Higher Risk Storage: Those bulk storage uses which are considered
as having a recognized higher risk shall have a barrier as specified in subsection D12 of this Section, Hazardous
Materials, with a screen that is at least eighty percent (80%) opaque on top of the barrier and set back at least
twenty feet (20') from the property line.
i. Height of Screen: The barrier shall have a maximum height of four feet (4') when measured as in
subsection D12d of this Section. The combined height of the four -foot (4') (maximum) barrier and screen
shall be at least twenty five percent (25%) of the height of the bulk storage provided such combination is
at least eight feet (8') high. An optional security fence shall have at least a twenty -foot (20') setback.
ii. Landscaping Required: All areas between the property lines and the screen shall be landscaped except
for ingress and egress areas and except when a second bulk storage facility has a contiguous side or rear
property line with an existing bulk storage facility constructed to the standards specified in this Section.
The landscape plan shall be prepared by a licensed landscape architect and approved by the Administrator.
(Ord. 5676, 12-3-2012)
iii. Tree Retention and Land Clearing: Bulk storage and accessory uses shall comply with tree retention
and land clearing regulations in RMC 4-4-130. (Ord. 5828, 12-12-2016; Ord. 5963, 3-2-2020)
c. Screening Required for Other Bulk Storage: Those bulk storage uses not included in subsection D3b of
this Section shall have a screen including gates and shall be at least eighty percent (80%) opaque surrounding
the property area. Said screen shall be at least twenty five percent (25%) as high as the bulk storage containers
or stock piles provided said screen is at least eight feet (8') high. The screen and optional security fence shall be
set back at least twenty feet (20') from all property lines except that for those bulk storage facilities whose total
ownership is less than two and one-half (2-1/2) contiguous acres in area, the Hearing Examiner may reduce this
setback up to fifty percent (50%) for good cause and upon proper written application. All areas between the
property lines and the screen shall be landscaped except for ingress and egress areas and except when a second
bulk storage facility has a contiguous side or rear property line that abuts an existing bulk storage facility
constructed to the standards specified in this Section provided there is at least a twenty -foot (20') landscaped
strip. The landscape plan is to be approved by the Administrator. A landscaped berm may be used by itself or in
combination with a screen provided the required height is met. The slopes of said berm shall be a maximum of
two feet (2') horizontal to one foot (1') vertical. There shall be a flat area on top of the berm with a minimum
width of two feet (2'). A retaining wall may be substituted for the internal side of the berm provided the
retaining wall is approved by a licensed engineer. (Ord. 3653, 8 -23-1982; Ord. 5676, 12-3-2012; Ord. 5828,
12-12-2016)
d. Landscaping Maintenance: The maintenance of landscaping shall be assured prior to the issuance of a
building permit by requiring one of the following options: (i) the posting of a performance bond for one
hundred fifty percent (150%) of the estimated cost of maintenance of landscaping for a three (3) year period,
(ii) the depositing with the City Clerk of a certified or cashier’s check for one hundred fifty percent (150%) of
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 445/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
the estimated cost of maintenance of landscaping for a three (3) year period, (iii) filing with the City Clerk a
copy of a service contract for maintenance of landscaping for a three (3) year period, or (iv) such other written
commitments that will assure satisfactory maintenance of landscaping for a three (3) year period. Any of the
four (4) options above are to be approved as to legal form prior to acceptance by the City. Landscaping is to be
maintained in a healthy, neat manner and shall be subject to periodic inspection by the City.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 446/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 447/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Signs Permitted: The only identification signs permitted shall be one sign per street frontage that shall be four
feet (4') in height or less, with a maximum of two (2) faces and no more than thirty (30) square feet per face. Such
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 448/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
signs may be illuminated by external lights. Exit and entrance signs four (4) square feet in area or less may be placed
at street entrances. (Ord. 2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975)
5. Surface Drainage:
a. Intent: The intent of this standard is to protect property from damage and loss due to flooding, erosion and
deposition caused by the adverse alteration of natural drainage flow patterns and rates, and to promote
development practices which enhance the quality, benefits and enjoyment of the natural watercourses.
b. Standards: Surface drainage shall be approved by the Development Services Division and shall comply
with the design specifications set forth in the latest editions or revisions of Standard Specifications for
Municipal Public Works Construction by the Washington State Chapter American Public Works Association,
and Highway Hydraulics Manual by the Washington State Highway Commission, Department of Highways.
c. Design Criteria: The design of bulk storage facilities and accessory uses shall minimize the size of
impervious areas, avoid soils with infiltration potential, and reduce soil compaction to the extent feasible, and
be consistent with the Surface Water Design Manual. (Ord. 5828, 12 -12-2016)
6. Toxic Substances:
a. Intent: The intent of this standard is to extend to the general public basic precautions used in industry
dealing with the exposure of workers to toxic materials. As a requisite to protecting the public health and
welfare, and especially as that public includes the very young and other sensitive members, the environment
should be kept free of unnecessary concentrations of these toxic substances by using the best practicable
control and process technology in all phases of manufacture and handling and by a sincere commitment to good
housekeeping practices.
b. PSAPCA Standards: The ambient air quality standards specified in Regulation 1 of the Puget Sound Air
Pollution Control Agency (PSAPCA) shall apply to all air contaminants specifically listed therein.
c. Maximum Concentrations of Toxic Substances:
i. Those toxic substances not specifically listed in Regulation 1 of the PSAPCA, but released into the
ambient air shall be in accordance with the fractional quantities set forth in subsection D6c(ii) of this
Section and for those toxic substances listed in the most current publication, entitled Threshold Limit
Values, of the American Conference of Governmental Hygienists (ACGIH).
ii. The concentration of a single toxic substance measured in an air sample shall not exceed one -fiftieth
(1/50) of the threshold limit value or ceiling “C” limit value at the lot lines or one one -hundredth (1/100)
of the threshold limit value or ceiling “C” limit value at the lot -district line. The concentrations of two (2)
or more substances shall be considered as in the publication of ACGIH.
iii. Those carcinogenic substances listed in threshold limit values having no listed threshold limit value
shall not be detectable by the most sensitive method in air samples taken at the lot or lot -district lines.
d. Method of Measurement: The samples shall be taken by a qualified person as per the publication of the
ACGIH and the concentrations of toxic substances shall be measured in a certified laboratory or facility at the
request of the Administrator. (Ord. 5676, 12 -3-2012)
7. Traffic and Access Control:
a. Intent: The intent of this standard is to promote the safety of travel on public streets in industrial areas where
dense and variable traffic flows cause additional hazards to persons and property and to provide for
uninterruptable access to all properties and neighbors of a potential major fire, emergency or hazard.
b. Access Requirements: All lots used by an industry of recognized higher risk shall be served on at least two
(2) sides by accesses of dimensions equal to an industrial access street. Such accesses shall be continuously
open to City departments for clearing or repair at the owner’s expense.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 449/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Emergency Vehicle Access: When on-site emergency access is required for fire or other emergency
equipment, a through route shall be provided and maintained in a free and open condition at all times, with an
exit from the lot different from the entrance and separated by at least three hundred feet (300') when not on
opposite sides of the lot. Any fire or emergency access, including but not limited to this subsection, shall
conform with the recommendations of the Fire Department and together with a traffic flow pattern, when
required, shall be clearly defined on a site plan. (Ord. 2962, 9 -8-1975, Amd. Ord. 2967, 9-22-1975; Ord. 5806,
6-20-2016)
d. Traffic Flow, Setbacks from Access Routes and Curb Cuts: A definitive traffic flow pattern shall be
provided on the property for all traffic, both truck and automobile, such that all traffic shall cross lot lines
traveling in a forward direction. Necessary transportation between different parts of the same building or
complex of buildings when located on one continuous lot shall be by private access routes, confined to the
property so as to not cause unnecessary congestion or hazards on public streets. Such on -site access routes shall
be located at a distance of at least ten feet (10'), or on the property side of any required planting strip, from all
pedestrian sidewalks or edge of public right-of-way. Curb cuts for purposes of vehicular access shall be kept to
a minimum on both number and width consistent with the property traffic flow pattern. Curb cuts for purposes
of stormwater management shall be designed to allow runoff to enter low impact development best
management practices such as bioretention. (Ord. 5828, 12-12-2016)
e. Separation of Parking from Loading/Maneuvering Areas: Provisions shall be made for the separation of
parking of private automobiles from any space or area used for maneuvering, parking or loading or any truck,
vehicle or trailer either while attached to or unattached from any mover.
f. Overpasses: Overpasses extending over a public right-of-way shall be limited to pedestrian foot traffic
except that conduits for the transmission of information may be included if concealed within the primary
structure of the overpass. The design, lighting and landscaping of such structures shall clearly exhibit a high
level of aesthetic design and furthermore shall be reviewed and approved by the Development Services
Division. (Ord. 2962, 9-8-1975, Amd. Ord. 2967, 9-22-1975; Amd. Ord. 3592, 12-14-1981)
g. Paving of Access Routes: All on-site surfaces used for daily traffic within the lot or as a part of the traffic
flow pattern required in subsection D7d of this Section shall be paved and maintained in a good condition with
an asphalt surfacing, or its equivalent if approved, to prevent the generation of dust or the tracking of mud onto
public rights-of-way. (Ord. 5676, 12-3-2012)
h. Surfacing of Storage Areas: Storage areas not intended for maneuvering space shall be paved with a
surface satisfactory to the Hearing Examiner to meet the requirements of this Chapter and minimize dust and
control stormwater drainage. (Ord. 3653, 8 -23-1982)
8. Sound:
a. Intent: The intent of this standard is to establish maximum sound levels for industrial sources as received in
other properties of the same or different environmental use designation. This is accomplished by implementing
the sound level requirements of the Washington Administrative Code as it applies to industrial sources of sound
and all sound receptors.
b. WAC Regulations Adopted by Reference: The regulation of industrial sounds as set forth in chapter
173-60 of the Washington Administrative Code (WAC), Maximum Environmental Noise Levels, is hereby
incorporated by reference.
c. Classifications: The Classifications for Use Districts (Zoning Codes) of the City of Renton shall be assigned
the Environmental Designation for Noise Abatement (EDNA) Codes as follows:
EDNA Class A: RC, R-1, R-4, R-6,
R-8, RMH, R-10,
R-14, RMF
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 450/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
EDNA Class B: CN, CV, CD, CA,
COR, CO, UC
EDNA Class C: IL, IH, IM
(Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015)
d. Maximum Sound Levels: The sound level of an industrial (EDNA Class C) sound source when measured in
the prescribed manner and location shall not exceed the following values:
MAXIMUM PERMITTED SOUND LEVELS IN RECEIVING EDNA CLASSES FROM EDNA CLASS C (INDUSTRIAL) SOURCE
EDNA CLASS OF RECEPTOR MAXIMUM SOUND LEVEL1
(dB(A))
DURATION IN MINUTES IN
ANY ONE-HOUR PERIOD APPLICABLE HOURS5
A
A
A
A
A
A
A
A
60
65
70
75
50
55
60
65
Continually
152
52
1-1/22
Continually
152
52
1-1/22
7 am – 10 pm
7 am – 10 pm
7 am – 10 pm
7 am – 10 pm
10 pm – 7 am
10 pm – 7 am
10 pm – 7 am
10 pm – 7 am
B
B
B
B
65
70
75
80
Continually
153
53
1-1/23
All
All
All
All
C
C
C
C
70
75
80
85
Continually
154
54
1-1/24
All
All
All
All
1 Source: Chapter 172-60 WAC, “Maximum Environment Noise Levels”.
2 Total of all dB(A)s over 60 not to exceed 15 minutes in any one hour.
3 Total of all dB(A)s over 65 not to exceed 15 minutes in any one hour.
4 Total of all dB(A)s over 70 not to exceed 15 minutes in any one hour.
5 The lower noise in EDNA Class A apply to all hours of the weekends and holidays.
e. Reduction Due to Method of Measurement: All maximum sound level values for impulsive sounds shall
be reduced five (5) decibels when measured with an A-weighted network.
f. Extension of Hours of Restrictions: The hours of lower sound levels shall be extended in EDNA Class A
environments for all hours of the weekend, from midnight Friday to midnight Sunday, and the following
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 451/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
holidays, as officially observed by the City of Renton: New Year’s Day, Independence Day, Labor Day,
Thanksgiving Day and Christmas Day.
9. Liquid Waste:
a. Intent: The intent of this standard is to preserve and enhance the quality of the environment and protect the
public health and welfare by preventing the disposal of liquid industrial wastes by unacceptable methods and in
unapproved areas. Liquid waste shall include surface run-off waters as per subsection D5 of this Section,
Surface Drainage, when contaminated with chemicals, oils or other toxic substances.
b. Discharge Regulated: The discharge of all waterless liquid waste shall be subject to the conditions of
subsection D9d of this Section and/or disposed of by a liquid waste disposal company.
c. Standards and Permits: The discharge of any water containing liquid, gas or solid wastes in solution and/or
as a mixture into any part of the natural water system shall comply with the standards and compatibility
requirements of the Washington State Department of Ecology or any successor department or agency thereof.
The Administrator shall be supplied with a true copy of any and all discharge permits issued to the facility by
the State of Washington Department of Ecology. (Ord. 5676, 12 -3-2012)
d. Standards for Discharge into Sewer System: All wastes discharged into a sewerage system shall comply
with the applicable regulations of the City of Renton and the municipality of metropolitan Seattle sewerage
system governing the control and disposal of industrial waste.
e. Disposal Schedule: All liquid wastes undisposable by treatment, after treatment, or by sewerage system
shall be disposed of on a scheduled basis clearly related in both rate and magnitude with the industrial process
or source generating the waste.
f. Proof of Compliance: Upon request, the industry shall provide substantial proof of having disposed of liquid
waste, falling in the categories of subsection D9e of this Section equal to or greater than eighty percent (80%)
in either volume or weight of the amount generated during the previous six (6) months of operation. Should the
generation of such liquid waste be on a sporadic basis then the industry shall provide written evidence of
substantial compliance with this subsection. (Ord. 5676, 12-3-2012)
g. Prevention of Odorants: The release of odorants or gaseous wastes from liquid wastes awaiting disposal
shall be prevented by using adequate means of storage and all other reasonable means necessary.
h. Treatment of Liquid Waste: Any treatment of liquid waste solely for the purpose of disposal shall be
permitted when the generation of any solid or gaseous wastes is adequately handled in compliance with these
standards and all other rules and regulations of State and regional agencies. Such treatment shall employ the
best practicable control currently available to industry.
10. Light and Glare:
a. Intent: The intent of this standard is to afford the public the safety of adequate lighting while avoiding
unnecessary glare and exposure to excessive outdoor illumination which may create a hazard or unreasonably
interfere with the relaxation and enjoyment of public open spaces, rights-of-way, and normal residential
activities and pursuits.
b. Method of Measurement: Illumination levels shall be measured with a photoelectric photometer
(light-meter) having a spectral response similar to that of the human eye, following the standard spectral
luminous efficiency curve adopted by the International Commission of Illumination.
c. Maximum Levels: The illumination from all sources located on a lot shall have the maximum value of
eleven (11) lumens per square meter outside of lot lines and six (6) lumens per square meter outside the district
line. In all cases of conflict the district line value shall apply. The intrinsic brightness of any source visible
beyond the district lines shall have a maximum value of fifty (50) candles per square centimeter. Intermittent,
rotating or flashing lights of an intrinsic brightness greater than t wo (2) candles per square centimeter and with
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 452/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a frequency greater than once in any five (5) second time period shall not be visible beyond district lines unless
for the sole purpose of alarm or giving warning.
11. Odorants:
a. Intent: The intent of this standard is to prevent the occurrence of certain offensive odors in the environment
by limiting the concentration of chemical compounds which are known to produce strong olfactory responses.
This standard does not attempt to determine the intrinsic or subjective good or bad qualities of an odor, but only
that the concentration of specific constituent compounds are above adopted values which have been accepted
for the health and well-being of the general public.
b. Maximum Levels: The concentration of specific compounds listed in the following schedule shall not
exceed the odor threshold values in two (2) consecutive air samples. Three (3) air samples are to be taken over
a two (2) hour period, one sample each at the beginning and end of the test period and one sample near the time
midway through the sample period. The Administrator may establish the time of the sample period. When more
than one concentration is listed for a substance in these standards, the more stringent shall apply.
ODORANT CONCENTRATIONS FOR SPECIFIC CHEMICALS IN CLEAN AMBIENT AIR
POLLUTANT
ODOR THRESHOLD1
(ppm) (mg/m3)
Acetone
Acrolein
Allyl disulfide
Allyl mercaptan
Ammonia
320.00
15.00
0.0001
0.0005
0.037
770.00
15.00
0.00006
0.00015
0.026
Amyl alcohol
Apiole
Benzene
i-Butanol
n-Butanol
10.00
0.0063
60.00
40.00
11.00
35.00
0.057
180.00
120.00
33.00
i-Butylacetate
n-Butylacetate
n-Butylformate
Butyric acid
Camphor
4.00
7.00
17.00
0.00028
16.00
17.00
35.00
70.00
0.000001
100.00
Carbon disulfide
Carbonetetrachloride
Chlorine
Diacetyl
1,2-Dichloroethane
7.70
200.00
0.01
0.025
110.00
23.00
260.00
0.029
0.088
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 453/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ODORANT CONCENTRATIONS FOR SPECIFIC CHEMICALS IN CLEAN AMBIENT AIR
POLLUTANT
ODOR THRESHOLD1
(ppm) (mg/m3)
450.00
Diethylketone
Dimethylamine
Dimethyl sulphide
Dioxane
Ethanol
9.00
6.00
0.02
170.00
50.00
33.00
11.00
0.051
620.00
93.00
Ethylacetate
Ethyleneglycol
Ethyl mercaptan
Ethyl selenide
Ethyl selenomercaptan
50.00
25.00
0.000016
0.000062
0.0000018
180.00
90.00
0.00004
0.00035
0.000008
Ethyl sulphide
Heptane
Hydrogen selenide
Hydrogen sulphide
Iodoform
0.00025
220.00
3.00
0.0011
0.00037
0.00092
930.00
10.00
0.0015
0.0061
Ionone
Methanol
Methylacetate
Methylenechloride
Methylethylketone
0.000000059
5900.00
200.00
150.00
25.00
0.00000046
7800.00
550.00
550.00
80.00
Methylformate
Methyleneglycol
Methyl-i-butylketone
Methyl mercaptan
Methylpropylketone
2000.00
60.00
8.00
0.0011
8.00
5000.00
190.00
32.00
0.0022
27.00
Octane
Ozone
Phenol
i-Propanol
150.00
0.10
3.00
40.00
710.00
0.20
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 454/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ODORANT CONCENTRATIONS FOR SPECIFIC CHEMICALS IN CLEAN AMBIENT AIR
POLLUTANT
ODOR THRESHOLD1
(ppm) (mg/m3)
n-Propanol 30.00 12.00
90.00
80.00
i-Propylacetate
n-Propylacetate
Propyl mercaptan
Pyridine
Scatole
30.00
20.00
0.000075
0.012
0.000000075
140.00
70.00
0.00023
0.04
0.0000004
Sulphur dioxide
Tetrachloroethylene
Tetrahydrofuran
Toluene
1,1,1-Trichloroethane
30.00
50.00
30.00
40.00
400.00
79.00
320.00
90.001
40.00
2100.00
Trichloroethylene
Trimethylamine
Valeric acid
Vanillin
Xylene
80.00
4.00
0.00062
0.000000032
20.00
440.00
96.00
0.0026
0.0000002
100.00
1 ppm is parts per million at 20° and 760 torr
mg/m3 is milligrams per cubic meter
(Ord. 5676, 12-3-2012)
c. Testing Procedure: The samples shall be taken by a qualified person and the concentrations of odorants
shall be measured in a certified laboratory or facility at the request of the Administrator. The location for taking
the three (3) samples shall remain fixed during the test period and shall be at a point outside lot lines, at ground
level or habitable elevations and a safe and reasonable place consistent with the location of the reported
violation. (Ord. 5676, 12-3-2012)
d. Monitoring Required Upon Complaint: Monitoring shall be undertaken only upon receipt of a complaint
made by a person who resides, owns property, or is employed in the area affected by the complained of odors,
unless the area is designated as a public use area whereupon all complaints will be accepted.
e. Other Remedies Not Impaired: Nothing in this standard shall be construed to impair any cause of action or
legal remedy therefor of any person, or the public for injury or damages arising from the emission of any
odorant in such place, manner or concentration as to constitute air pollution or a common law nuisance.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 455/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
12. Hazardous Materials:
a. Intent: The intent of this standard is to provide adequate separation between highly flammable or explosive
materials used in industries of a recognized higher risk and the neighboring properties and public areas, total
containment of all highly flammable, toxic and polluting liquid materials, limits for the stored quantity of
highly flammable and explosive materials as a function of property area, and all other reasonable safety
measures deemed necessary for the protection of people, property, and the environment from the threat and
destruction of fire and/or explosion, and to prevent encumbering adjoining properties with burdens which are
related to the hazards of highly flammable and explosive materials.
b. Off-Site Economic Burdens Prohibited: An industry shall not impose economic burdens such as, but not
limited to, higher insurance rates and/or operational limitations upon neighboring facilities due to its location
and hazardous nature. All necessary modifications shall be made to both such characteristics and the site plan
so as to not impact neighboring facilities.
c. Barrier Required: An industry or facility storing for its own use or redistribution any highly flammable
toxic or polluting liquid of a capacity equal to or greater than the lesser of that quantity sufficient to result in a
flow across lot lines or a quantity of fifteen (15) cubic inches per square foot of total lot area shall construct a
permanent continuous barrier surrounding all buildings, structures and facilities which could contribute to the
flow. The storage in liquid form of those materials which are normally in a gas phase at ambient temperature
and atmospheric pressures shall be contained within a barrier unless it is determined that dispersion of the
resulting gas or aerosol would be less hazardous. The capacity of the space within the barrier shall be one
hundred percent (100%) of the maximum possible volume of stored liquid and the top of the barrier shall be at
least one foot (1') above this liquid level. The barrier shall be designed and constructed in such a manner that
there is no visible leakage on or below any portion of the exterior surface of the barrier which is below the level
of the confined liquid after a forty eight (48) hour period. A report on a test of a typical barrier section
constructed to full scale shall be prepared by a licensed engineer and submitted as proof of the design. (Ord.
5676, 12-3-2012)
d. Barrier Design: The barrier shall be of earthen material with two (2) sloping sides extending to grade level
without any vertical cuts or retaining walls. The top of the barrier shall be flat. The barrier shall have a
maximum vertical height of four feet (4') when measured between the grade level at the internal toe to the top.
The slope of the sides and width of the top shall be according to accepted engineering design for holding ponds.
The design of the barrier shall minimize the likelihood of damage by major earthquakes whose epicenters are
located in the Pacific Northwest. All ingress into and egress from the inner side of the barrier shall be over the
barrier top. The roadway shall be constructed so as to not weaken the barrier or decrease its resistance to
earthquake damage. When the barrier and landscaped berm are one and the same structure no vertical cuts or
retaining walls shall be allowed in the common structure.
e. Fire Suppression System Standards: On-site fire suppression systems shall be fully automatic with manual
overrides from at least two (2) locations outside the barrier. The fire suppression system shall be connected to
central dispatch of the Fire Department by means of a remote station protecting signaling system, in accordance
with the specifications of the National Fire Code, Volume 7, of the National Fire Protection Association.
The best practicable control shall be used for the prevention of fires and explosions, for the detection of fires
and other related hazards, and for the protection of life and property from fires, explosions and their related
effects. (Ord. 5806, 6-20-2016)
f. Maximum Quantities and Permitted Locations: The manufacture and/or storage of explosives or blasting
agents shall comply with the quantities and locations set forth in the following schedule as per type of
explosive, quantity to be manufactured and/or stored and the distances from the lot lines. The quantities are the
maximum amount that shall be allowed for any one company, facility or site. The stated distances are the
minimum that shall be allowed.
QUANTITY AND DISTANCE FOR EXPLOSIVE
MATERIAL MANUFACTURE AND STORAGE
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 456/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
EXPLOSIVE
MATERIAL1
QUANTITY IN
POUNDS
DISTANCE
FROM LOT
LINES IN FEET
Explosive – Class A 0 to 5 280
Blasting Agents 0 to 5
5 to 10
10 to 20
20 to 30
280
360
440
500
Explosive –Class B
and C
0 to 5
5 to 10
10 to 20
20 to 30
30 to 40
40 to 50
210
270
330
380
420
450
1Definitions and classification as per “Washington State
Explosive Act”, chapter 70-74 WAC, as amended by Chapter 72,
Laws of 1970.
g. Additional Requirements: The manufacture and/or storage of explosives, blasting agents and similar such
substances shall comply with all other conditions and regulations as set forth in the Washington State
Explosives Act, chapter 70-74 WAC.
h. Separation of Barrier and Fire Code Dyke: The dyke required by the Uniform Fire Code (with a
minimum holding capacity of one hundred percent (100%) of the single largest tank) and the barrier required
by the bulk storage regulations (with a holding capacity of one hundred percent (100%) of the total capacity of
all tanks plus one foot (1')) shall be separated by at least one hundred feet (100') for the safety of firefighting
personnel. Such separation shall be measured from the external toe of the dyke to the internal toe of the barrier
or from the setback line when the internal toe of the barrier is closer to the property line than the required
setback.
i. Combination of Requirements Encouraged: The requirements for a barrier, landscaping and opaque screen
and/or berm are encouraged to be combined into a single configuration similar to that shown in the second
figure of subsection D3 of this Section, Landscaped Berm and Opaque Screen. The required opaque screen may
be satisfied by a properly designed security fence.
j. Impervious Surfacing Required: All exposed ground surfaces within structures intended for the
containment of spills shall be impervious to those stored and/or handled liquids which may result in the
contamination of the underlying soil. The ground surface within the barrier shall be impervious unless all
potential points of spill have intermediate containment structures. Contaminating liquids shall also include solid
chemicals when readily soluble in water and transportable into the subsoil by dissolution in surface water. The
impervious area in the case of such contaminated surface water shall be determined by intercept points in an
approved drainage system.
13. Gaseous and Particulate Emissions:
a. Intent: The intent of this standard is to limit the unnecessary generation of all air contaminants, to decrease
the annual emissions from stationary sources and all related transfer operations on the site by controlling land
use intensity and requiring the use of the best practicable control of the emission of airborne contaminants to
achieve and maintain a healthful environment of clean air.
b. Preferred Process Methods: Process methods and procedures currently available in industry which are
known to cause fewer in number and lesser quantities of air contaminants shall be used in all cases. In addition
the best practicable control shall be used for the control and removal of air contaminants.
c. PSAPCA Requirements: Compliance with the emission and density schedule in this subsection D13 does
not relieve the owner or operator of the facility of the responsibility of meeting the requirements of Regulation
1 of the Puget Sound Air Pollution Control Agency.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 457/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Substance Density Limitations: The emission of specific substances into the air shall be limited to the total
annual and spatial density, relative to land use for each facility as set forth in the emission and density schedule
in this subsection D13.
e. Further Emission Limitations During an Alert: A facility shall be capable of achieving a condition of
near-zero discharge during an alert or higher stage of operational and technical means to reach the lowest
physically possible quantity of emissions during the entire alert period. It shall be the responsibility of the
Administrator to enforce a reduction in the process weight to comply with this restriction. (Ord. 5676,
12-3-2012)
f. Hydroseeding Required: All ground surfaces not included in developmental coverage, left in an undisturbed
condition of natural flora, or required landscaping which may contribute to the amount of airborne particulate
matter shall be suitably covered by hydroseeding or the equivalent with grasses or other vegetation to prevent
the generation of dust.
g. Report by Developer Required: It shall be the responsibility of the developer of the facility to ascertain the
information required in the emission and density schedule in this subsection D13 and to report such finding to
the Administrator. All new facilities or expansion of existing facilities, unless exempted by the limitations in
the emission and density schedule in this subsection D13, shall provide an initial report covering the emission
of those specific substances listed in the emission and density schedule in this subsection D13. The report shall
cover the first three (3) months of operation and shall be filed with the Administrator within thirty (30) days
after the end of the reporting period. The report shall enumerate all sources by type or category contributing ten
percent (10%) or more of the total emission for each specific substance. The total of all sources contributing
less than ten percent (10%) individually may be grouped as one entry and if so shall specify the number of
sources included. The report shall contain such information or analyses as will disclose the reported values of
the emissions which are or may be discharged by such source. The report shall be certified by a licensed
engineer. (Ord. 5676, 12-3-2012)
h. Quarterly Reports May Be Required: Each emission greater than twenty percent (20%) of the annual
weight per facility or spatial density, computed on an annual basis, as reported in subsection D13g of this
Section shall be reported thereafter on a quarterly basis until such time as the total weight of the specific
emission drops below and remains below the twenty percent (20%) specified above. Such reports shall be due
and filed with the Administrator within thirty (30) days after the end of the reporting quarter. The beginning
and ending dates of each quarter shall be established during the approval process. (Ord. 5676, 12 -3-2012)
i. Notification Required: Each facility subject to this standard shall be responsible for notifying the
Administrator of all new initial emissions of a substance listed in the emission and density schedule in this
subsection D13 and all increases in emissions of that specific substance for existing sources, above the twenty
percent (20%) level specified in subsection D13h of this Section. Such notification will be in a report as per
subsection D13g of this Section. (Ord. 5676, 12-3-2012)
j. Additional Reports Authorized: In addition to such reports as required above, the Administrator may
designate and employ a licensed engineer of his choice to make an independent study and report as to the type
and quantity of emissions which are or may be discharged from the source. The Administrator shall be
authorized to enter and inspect the facility upon a showing of need and upon the owner’s permission or upon
court order. (Ord. 5676, 12-3-2012)
k. Locational Restrictions for Facilities with Emissions: The site of bulk storage facilities emitting any of
those substances listed in the emission and density schedule in this subsection D13 shall comply with the
following limitation on location. No new facility or expansion of an existing facility shall be permitted within
five thousand feet (5,000') of an existing bulk storage facility if their combined emission for any of the listed
substances exceeds two (2) times the permitted annual emission of the substance for a single facility. The
emissions of applicable existing facilities shall be reduced as per subsection D13 l of this Section.
l. Special Emission Standards for Existing Facilities: All existing bulk storage facilities on the effective date
of this Section (9-18-1975) and emitting more than the maximum permitted emission of any listed substance
shall be assumed as having the maximum permitted emission for the purpose of calculating the locational
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 458/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
density of facilities as specified in subsection D13k of this Section. For the purpose of this standard, existing
bulk storage facilities shall include those facilities for which substantial construction, other than site
preparation, is in progress and as determined by the Administrator. (Ord. 5676, 12 -3-2012)
m. Compliance Later Required for Existing Facilities: All existing facilities qualifying under subsection
D13l of this Section shall comply with the emission standards set forth in the emission and density schedule in
this subsection D13 within three (3) years of the effective date of this Section. A one -time extension of up to
two (2) years may be granted upon the showing of good cause why compliance cannot be achieved within the
specified time period. (Ord. 5676, 12 -3-2012)
n. Efficiency Rating – Minimum: Emission control shall be required of those specific substances for which a
report is required as per subsection D13h of this Section. Sources and/or points of emissions within the lot lines
shall be suitably controlled to result in a reduction or recovery of emissions with an overall efficiency for the
facility of ninety percent (90%) or greater when compared to the uncontrolled facility and when the equipment
and technology are readily available. Sources and points of emission shall include the carrier vehicle and
transfer mechanism when actively engaged in loading or unloading operations. Control shall include, but is not
limited to, vapor recovery systems for volatile liquids and hoods or fully enclosed buildings with exhaust fans
and filters or their equivalent for transfer operations generating airborne particulates. Such emission control
shall be required even though the emissions of the bulk storage facility are below the maximum permitted
levels. (Ord. 2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975)
TOTAL ANNUAL EMISSION AND SPATIAL DENSITY
OF SPECIFIC SUBSTANCES
SUBSTANCE MEASURED AS
MAXIMUM
WEIGHT PER
FACILITY
(Tons/Year)
SPATIAL
DENSITY1
(Units/Acre) LIMITATIONS
Hydrocarbons Carbon 100.0 9.00 Tons None
Water Vapor
Sulfur Oxides
Nitrogen Dioxide
Carbon Monoxide
Photochemical
Oxidants
Suspended
Particulates
Arsenic
The annual emission per facility and spatial density shall be
equivalent to the allowable emissions and ambient air
concentrations established in Regulation 1 of the Puget
Sound Air Pollution Control Agency
1 Fractions of an acre shall be allotted an equivalent portion of the emission and rounded out to the nearest significant figure as shown in the
table.
E. VARIANCES:
In the case of hardships affecting the subject property, variances to these bulk standards may be granted by the
Hearing Examiner subject to the conditions of RMC 4 -9-250B5. (Ord. 2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975;
Amd. Ord. 3101, 1-17-1977, eff. 1-1-1977)
4-4-120 STORAGE LOTS – OUTSIDE:
A. SCREENING REQUIRED:
Outside storage lots shall be effectively screened by a combination of landscaping and fencing along the perimeter.
1. Landscaping: A minimum of ten feet (10') landscaped strip is required between the property lines along public
rights-of-way and the fence. The landscaping shall be of size and variety so as to provide an eighty percent (80%)
opaque screen.
2. Fencing: The entire perimeter must be fenced by a minimum of an eight foot (8') high sight -obscuring fence.
Gates may be left unscreened for security purposes.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 459/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
B. SURFACING:
Storage areas may be surfaced with crushed rock or similar material subject to the approval of the Development
Services Division to minimize dust, control surface drainage and provide suitable access. (Ord. 3653, 8 -23-1982;
Ord. 5100, 11-1-2004)
4-4-130 TREE RETENTION AND LAND CLEARING REGULATIONS:
A. PURPOSE:
This Section provides regulations for the clearing of land and the protection and preservation of trees, shrubs, and
ground cover plants. The purposes of these regulations are to:
1. Preserve and enhance the City’s physical and aesthetic character by minimizing indiscriminate removal or
destruction of trees, shrubs, and ground cover;
2. Implement and further the goals and policies of the City’s Comprehensive Plan for the environment, open space,
wildlife habitat, vegetation, resources, surface drainage, watersheds, and economics;
3. Promote land development practices that result in minimal adverse disturbance to existing vegetation and soils
within the City while at the same time recognizing that certain factors such as condition (e.g., disease, danger of
falling, etc.), proximity to existing and proposed structures and improvements, interference with utility services,
protection of scenic views, and the realization of a reasonable enjoyment of property may require the removal of
certain trees and ground cover;
4. Minimize surface water and groundwater runoff and diversion, and aid in the stabilization of soil, and minimize
erosion and sedimentation, and minimize the need for additional storm drainage facilities caused by the
destabilization of soils;
5. Retain clusters of trees for the abatement of noise and for wind protection, and reduce air pollution by producing
pure oxygen from carbon dioxide;
6. Protect trees during construction activities from damage to tree roots, trunks, and branches; and
7. Recognize that trees increase real estate values.
B. APPLICABILITY:
The regulations of this Section apply to any developed lot, and property where land development or routine
vegetation management activities are undertaken or planned.
C. ALLOWED TREE REMOVAL ACTIVITIES:
Tree removal, vegetation management, and associated use of mechanical equipment is permitted as follows, without
the requirement of a routine vegetation management permit, except as provided in subsection D3 of this Section,
Restrictions for Critical Areas – General, and in RMC 4-3-110, Urban Separator Overlay Regulations:
1. Emergency Situations: Removal of trees and/or ground cover by the City and/or public or private utility in
emergency situations involving immediate danger to life or property, substantial fire hazards, or interruption of
services provided by a utility.
2. High-Risk Trees: Removal of a high-risk tree, as defined in RMC 4-11-200, Definitions T, that has been certified
as such by an arborist with an International Society of Arboriculture (ISA) Tree Risk Assessment Qualification
(TRAQ), provided the removal is limited to three (3) high-risk trees within a one-year period and no landmark trees
are proposed for removal. A routine vegetation management permit is required for the removal of more than three
(3) high-risk trees within a one-year period and for the removal of high-risk landmark trees.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 460/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Maintenance Activities/Essential Tree Removal – Public or Private Utilities, Roads and Public Parks:
Maintenance activities including routine vegetation management and essential tree removal for public and private
utilities, road rights-of-way and easements, and public parks.
4. Installation of SEPA Exempt Public or Private Utilities: Removal of vegetation necessary for the installation
of distribution lines by public and private utilities not including any significant tree removal; provided, that such
activities are categorically exempt from the provisions of the State Environmental Policy Act and RMC 4 -9-070,
Environmental Review Procedures.
5. Existing and Ongoing Agricultural Activities: Clearing associated with existing and ongoing agricultural
activities as defined in RMC 4-11-010, Definitions A.
6. Commercial Nurseries or Tree Farms: Removal of only those trees which are planted and growing on the
premises of a licensed retailer or wholesaler.
7. Public Road Expansion: Expansion of public roads, unless critical areas would be affected (refer to subsection
C12 of this Section, Utilities, Traffic Control, Walkways, Bikeways Within Existing, Improved Rights -of-Way or
Easements).
8. Site Investigative Work: Site investigative work necessary for land use application submittals such as surveys,
soil logs, percolation tests, and other related activities including the use of mechanical equipment to perform site
investigative work, provided the work is conducted in accordance with the following requirements:
a. No tree removal shall occur as part of the investigative work. Tree alteration shall be limited to the removal
of fallen tree debris and minor tree pruning, with supervision by an ISA certified arborist or American Society
of Consulting Arborists (ASCA) certified consultant.
b. With the exception of the removal of non -native invasive ground cover or weeds listed by King County
Noxious Weed Control Board or other government agency, no vegetation or ground cover removal shall occur
as part of the investigative work. Vegetation or ground cover alteration shall be limited to the removal of
vegetation debris and pruning of shrubs and ground cover, with supervision by an ISA certified arborist or
ASCA certified consultant. In every location where site investigative work is conducted, disturbed areas shall
be minimized, and immediately restored with native ground cover.
c. A notice shall be posted on the site by the property owner or owner’s agent indicating that site investigative
work is being conducted.
d. No site investigative work shall commence without first notifying the Administrator. (Ord. 5976, 8 -3-2020;
Ord. 5676, 12-3-2012)
9. Minor Tree Removal Activities: Removal of up to two (2) significant trees within a one-year period, but no
more than five (5) significant trees within a five (5) year period, provided the removal is conducted in accordance
with the following requirements:
a. There is no active land development permit, as defined in RMC 4 -11-120, Definitions L, or submitted
application for said permit, for the subject site;
b. The tree proposed for removal is not a protected tree or a landmark tree, as defined in RMC 4 -11-200,
Definitions T;
c. The tree proposed for removal is not located within ten feet (10') of a surface parking lot with ten (10) or
more parking spaces;
d. The tree proposed for removal is not one of the only two (2) significant trees remaining on the lot, unless
identified as a high-risk tree, consistent with subsection C2 of this Section; and
e. In conducting minor tree removal activities, rights-of-way shall remain unobstructed unless a right-of-way
use permit is obtained.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 461/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
10. Landscaping or Gardening Permitted: Land clearing in conformance with the provisions of subsection C9 of
this Section, Minor Tree Removal Activities, and subsection D3 of this Section, Restrictions for Critical Areas –
General, is permitted for purposes of landscaping or gardening.
11. Operational Mining/Quarrying: Land clearing and tree removal associated with previously approved
operational mining and quarrying activities.
12. Utilities, Traffic Control, Walkways, Bikeways Within Existing, Improved Rights -of-Way or Easements:
Within existing improved public road rights-of-way or easements, installation, construction, replacement, operation,
overbuilding, or alteration of all natural gas, cable, communication, telephone and electric facilities, lines, pipes,
mains, equipment or appurtenances, traffic control devices, illumination, walkways and bikeways. If activities
exceed the existing improved area or the public right -of-way, this exemption does not apply. Restoration of
disturbed areas shall be completed.
13. Land Development Permit Required: Tree removal authorized by a land development permit. (Ord. 5650,
12-12-2011)
D. PROHIBITED ACTIVITIES:
1. Tree Removal in Advance of Issuance of Land Development Permit: There shall be no tree removal or land
clearing on any site for the sake of preparing that site for future development unless a land development permit, as
defined in RMC 4-11-120, Definitions L, has been approved by the City for the subject site. (Ord. 5450, 3 -2-2009)
2. Tree Removal or Vegetation Management Without the Required Permit:
a. Tree removal in excess of the limits established in subsection C9 of this Section, Minor Tree Removal
Activities, is prohibited unless a routine vegetation management permit or land development permit has been
granted.
b. Routine vegetation management on an undeveloped property without a routine vegetation management
permit is prohibited.
c. Removal of a landmark tree, as defined in RMC 4 -11-200, Definitions T, is prohibited unless a routine
vegetation management permit or land development permit has been granted.
3. Restrictions for Critical Areas – General: Unless exempted by critical areas, RMC 4-3-050C, or Shoreline
Master Program Regulations, RMC 4-3-090, no tree removal, or land clearing, or ground cover management is
permitted:
a. On portions of property with:
i. Critical areas, pursuant to RMC 4-3-050B, Applicability; and
ii. Buffers associated with shorelines of the State, pursuant to RMC 4-3-090, Shoreline Master Program
Regulations. Allowed tree removal and vegetation management activities within the shoreline buffer can
be found in RMC 4-3-090F1i, Vegetation Management. (Ord. 5976, 8-3-2020)
b. On protected slopes except as allowed in this Section or in the Critical Areas Regulations, RMC 4 -3-050; or
c. Areas classified as very high landslide hazards, except as allowed in this Section or in the Critical Areas
Regulations, RMC 4-3-050.
4. Restrictions for Native Growth Protection Areas: Tree removal or land clearing shall not be permitted within a
native growth protection area except as provided in RMC 4-3-050G3, Native Growth Protection Areas. (Ord. 5976,
8-3-2020; Ord. 5650, 12-12-2011)
5. Tree Topping: Tree topping shall be prohibited unless the City has approved the tree for removal.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 462/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
E. REVIEW AUTHORITY:
1. Authority and Interpretation: The Community and Economic Development Administrator is authorized and
directed to interpret and enforce all the provisions of this Section when no other permit or approval requires Hearing
Examiner review. The Administrator may require retention above the minimum standards, to require phasing of tree
retention plans, or to require any other measures to meet the purpose of this Section.
2. Independent Secondary Review: The Administrator may require independent review of any arborist report or
tree retention/land clearing (tree inventory) plan that involves tree removal and land clearing at the City’s discretion.
The independent secondary review would include an evaluation by an independent qualified professional regarding
the applicant’s or arborist’s analysis of any proposed removal, retention, mitigation, or replacement measures, and
may include recommendations as appropriate. This review shall be paid for by the applicant, and the City shall
select the third-party review professional. (Ord. 5676, 12-3-2012)
F. PERMITS REQUIRED:
1. Land Development Permit Required for Site Preparation: An approved land development permit, as defined
in RMC 4-11-120, Definitions L, is required in order to conduct tree removal or land clearing on any site for the
sake of preparing that site for future development.
2. Routine Vegetation Management Permit Required for the Following Activities:
a. Routine Vegetation Management on Undeveloped Properties: Any person who performs routine
vegetation management, as defined in RMC 4-11-180, Definitions R, on undeveloped property in the City must
obtain a routine vegetation management permit prior to performing such work.
b. Tree Removal in Excess of Maximum Allowance: A routine vegetation management permit shall be
required for tree cutting in greater amounts than specified under subsection C9 of this Section, Minor Tree
Removal Activities, where tree cutting is proposed without an associated land development permit. Any tree
cutting activities shall be the minimum necessary to accomplish the intended purpose, and shall be consistent
with subsection D3 of this Section, Restrictions for Critical Areas – General. Trees removed in excess of the
maximum amount allowed under subsection C9 of this Section, Minor Tree Removal Activities, shall be
subject to RMC 4-4-130H1e, Replacement Requirements, unless determined by the Administrator to be
unfeasible in the specific case.
c. Removal of Landmark Tree: A land development permit or routine vegetation management permit shall be
required for the removal of a landmark tree, as defined by RMC 4 -11-200, Definitions T, from any property.
Replacement trees are required if the minimum tree credit requirement for the subject property is not
maintained upon removal of the landmark tree pursuant to subsection H1b of this Section. Removal of a
landmark tree may be granted for situations where:
i. The tree is determined to be a high-risk tree; or
ii. The tree is causing obvious physical damage to buildings (over two hundred (200) square feet),
driveways, parking lots, or utilities, and it can be demonstrated to the Administrator’s satisfaction that no
reasonable alternatives to tree removal exist, including tree root pruning, tree root barriers, tree cabling, or
preventive maintenance, such as cleaning leaf debris, deadwood removal, or directional/clearance pruning;
or
iii. Removal of tree(s) to provide solar access to buildings incorporating active solar devices. Windows are
solar devices only when they are south-facing and include special storage elements to distribute heat
energy; or
iv. The Administrator determines the removal is necessary to achieve a specific and articulable purpose or
goal of this Title.
3. Conditional Use Permit Required for Timber Stand Thinning: While timber harvesting shall not be permitted
until such time as a valid land development is approved, a request may be made for maintenance and thinning of
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 463/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
existing timber stands to promote the overall health and growth of the stand. Permits allowing thinning beyond the
limits allowed in subsection C9 of this Section, Minor Tree Removal Activities, shall be considered as a conditional
use permit by the Hearing Examiner according to the following criteria:
a. Appropriate approvals have been sought and obtained with the Washington State Department of Natural
Resources; and
b. The activity shall improve the health and growth of the stand and maintain long -term alternatives for
preservation of trees; and
c. The activity shall meet the provisions of subsections H5, Applicability, Performance Standards and
Alternates, and H6, General Review Criteria, of this Section; and
d. Thinning activities shall conform to the basal area density recommendations of the Washington State
Department of Natural Resources, but shall not reduce the volume of tree canopy by more than forty percent
(40%); and
e. A tree retention/land clearing (tree inventory) plan, as defined in RMC 4 -8-120D20, Definitions T, shall be
required. (Ord. 5650, 12-12-2011)
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.
H. PERFORMANCE STANDARDS FOR LAND DEVELOPMENT PERMITS:
1. Protected Trees: Trees required to be retained or planted pursuant to this subsection H1 are considered protected
trees, as defined in RMC 4-11-200, Definitions T. Protected trees shall be retained or planted as follows:
a. Minimum Tree Retention Requirements: Properties subject to an active land development permit shall
retain a minimum of thirty percent (30%) of all significant trees on site.
b. Tree Credit Requirements: With the exception of interior remodels not involving any building addition,
removal of trees, or alteration of impervious areas, properties subject to an active land development permit
shall comply with all of the following minimum tree credit requirements, and apply the tree credit value table in
subsection H1bv of this Section:
i. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
ii. Either tree retention or a combination of tree retention and supplemental tree planting (with new small,
medium, or large tree species) shall be provided to meet or exceed the minimum tree credits required for
the site.
iii. Supplemental tree planting shall consist of new small, medium, or large species trees, as defined in
RMC 4-11-200, Definitions T. The supplemental trees shall be planted with a minimum size of two -inch
(2") caliper, or evergreen trees with a minimum size of six feet (6') tall. The Administrator shall have the
authority to approve, deny, or restrict the tree species for proposed supplemental trees.
iv. Within subdivisions, location of supplemental tree replanting shall be prioritized within tree tract(s)
versus individual lots.
v. Tree credit value for each tree, existing or new, is assigned as shown in the following table:
TREE SIZE
TREE
CREDITS
New small species tree 0.25
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 464/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
TREE SIZE
TREE
CREDITS
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Example: A 0.22 net acre (9,583.2 square feet) lot would need
seven (7) tree credits (30 x 0.22 = 6.6, rounded up to 7). The tree
credit requirements for the lot could be met by retaining one
existing seventeen-inch (17") tree (seven (7) tree credits) or by
planting three (3) new large species trees (two (2) tree credits
each) and one new medium species tree (one tree credit).
c. Priority of Tree Retention Requirements: All significant trees required to be retained shall be preserved in
the priority order listed below, with Priority One trees being the highest priority. Applications that propose
retention of lower priority trees in lieu of Priority One trees must demonstrate in writing to the Administrator’s
satisfaction that: (i) all reasonable efforts have been taken to preserve trees utilizing the highest priority
possible, (ii) that retention of higher priority trees is not feasible or practical for the project site, and (iii) that
the project proposal meets or exceeds the purposes and intent of this Section. Significant trees shall be retained
in the following priority order:
Priority One i. Landmark trees;
ii. Significant trees that form a
continuous canopy;
iii. Significant trees on slopes greater
than twenty percent (20%);
iv. Significant trees adjacent to
critical areas and their associated
buffers;
v. Significant trees over sixty feet
(60') in height or greater than
eighteen inches (18") caliper; and
vi. Trees that shelter interior trees or
trees on abutting properties from
strong winds, which could
otherwise allow such sheltered
trees to be blown down if
removed.
Priority Two i. Healthy tree groupings whose
associated undergrowth can be
preserved;
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 465/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Other significant native evergreen
or deciduous trees; and
iii. Other significant non-native trees.
Priority Three Alders and cottonwoods shall be
retained when all other trees have been
evaluated for retention and are not able
to be retained, unless the alders and/or
cottonwoods are used as part of an
approved enhancement project within a
critical area or its buffer.
d. Calculating Tree Retention: Tree retention standards shall be applied to the developable area, as defined in
RMC 4-11-040, Definitions D, of a property. Land within public trails shall be excluded for calculation of tree
retention provided the trail design serves to retain Priority One trees, pursuant to subsection H1c of this
Section. If the number of trees required for compliance with minimum tree retention or minimum tree credit
requirements includes a fraction of a tree, any amount equal to or greater than one -half (1/2) tree shall be
rounded up.
e. Replacement Requirements: The Administrator may authorize the planting of replacement trees, as an
alternative to retaining trees in conformance with subsection H1a of this Section, provided it can be
demonstrated to the Administrator’s satisfaction that an insufficient number of trees can be retained, the
proposed removal and replacement is the minimum necessary to accomplish the desired purpose, and the tree
replacement complies with the following:
i. Replacement Criteria: Replacement planting in lieu of minimum tree retention may be granted for
situations where:
(a) There are special circumstances related to the size, shape, topography, location, or surroundings of
the subject property; or
(b) The strict application of the code would prevent reasonable use of property; or
(c) The strict application of the code would prevent compliance with minimum density requirements of
the zone; or
(d) The project is a short plat with four (4) or fewer lots.
ii. Replacement Quantity and Standards: When the minimum number of protected trees cannot be
retained, replacement trees with at least a two-inch (2") caliper, or evergreen trees at least six feet (6') tall,
shall be planted based on the tree credit value of each protected tree removed pursuant to the table shown
in subsection H1b of this Section. The protected trees used for calculating required credit replacement
shall be determined based on the priority order of the significant trees proposed for removal on site.
Replacement trees shall not contribute to the total credits required pursuant to subsection H1b of this
Section. The City may require a surety or bond to ensure the survival of replacement trees.
iii. Replacement Tree Species: The Administrator shall have the authority to approve, deny, or restrict
the tree species for proposed replacement trees.
f. Fee in Lieu: When the Administrator determines that it is infeasible to replace or supplement trees on the
site, payment into the City’s Urban Forestry Program fund may be approved in an amount of money
approximating the current market value of the replacement trees and the labor to install them. The City shall
determine the value of replacement trees.
2. Tree Retention Within Subdivisions: Tree retention within subdivisions shall be conducted in accordance with
the following requirements:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 466/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Tree Preservation Priority: All trees required to be retained within a subdivision shall be preserved in the
priority order listed below, with Tier 1 being the highest priority. Applications that propose compliance with a
lower priority tier, or a combination of tiers, must demonstrate in writing to the Administrator’s satisfaction
that: (i) all reasonable efforts have been taken to preserve trees utilizing the highest priority tier possible, (ii)
that compliance with a higher tier is not feasible or practical for the project site, and (iii) that the project
proposal meets or exceeds the purposes and intent of this Section. Tree preservation shall be prioritized as
follows:
i. Tier 1 – Tree Protection Tract. Protection of trees or groves by placement within a dedicated tract.
ii. Tier 2 – Tree Protection Easement or Restrictive Covenant. Protection of trees or groves by
recordation of a permanent tree protection easement (for groves of trees) or a restrictive covenant (for
individual trees).
iii. Tier 3 – Retention and Mitigation. Retention and removal of trees, with subsequent mitigation by
replanting.
iv. Tier 4 – Fee in Lieu of Planting. Fee in lieu of planting pursuant to subsection H1f of this Section.
b. Tree Protection Tract and Easement Standards:
i. Tree protection tracts and easements should consist of an aggregation of trees occupying a specific area
and sufficiently uniform in species composition, size, age, arrangement, and condition as to be
distinguished from adjoining areas;
ii. Trees shall be retained and maintained pursuant to the recommendations of an ISA certified arborist or
ASCA certified consultant;
iii. Amenities, as approved by the Administrator, may be installed to facilitate passive recreation within
the tract or easement. Such amenities might include, but are not limited to, benches, picnic tables, and soft
surface (semi-permeable) trails.
c. Replacement and Supplemental Planting Locations: The planting of all replacement trees or supplemental
trees shall be prioritized within tree protection tract(s) or tree protection easement(s), when applicable, to the
maximum extent feasible to provide for adequate tree growth and heath.
d. Deed Restriction: The permit holder shall establish and record a permanent and irrevocable deed restriction
on the property title of any tree protection tract or easement created as a condition of a permit. Such deed
restriction(s) shall prohibit development, alteration, or disturbance within the tract or easement except for
purposes of installing Administrator-approved amenities, or habitat enhancement activities as part of an
enhancement project, which has received prior written approval from the City. A covenant shall be placed on
any tract restricting its separate sale.
e. Fencing: The City shall require permanent fencing of the tree protection tract or easement. This shall be
accomplished by installing a wood, split-rail fence with applicable signage. The Administrator may approve
pedestrian-sized openings for the purpose of facilitating passive recreation within the tract for the benefit of the
community. The Administrator may authorize alternate styles and/or materials for the required fencing.
f. Signage Required: The common boundary between a tree protection tract and the abutting land must be
permanently identified. This identification shall include permanent wood or metal signs on treated wood, or
metal posts. Sign locations and size specifications are subject to City review for approval. Suggested wording is
as follows: “Protection of these trees is in your care. Alteration or disturbance is prohibited by law.”
g. Responsibility for Ownership and Maintenance: The relevant homeowners’ association, abutting lot
owners, the permit applicant or designee, or other City approved entity shall have ownership and responsibility
for maintaining the tree protection tract(s), easement(s), and protected trees.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 467/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
h. Maintenance Covenant and Note Required: The following note shall appear on the face of all plats, short
plats, PUDs, or other approved site plans containing at least one tree protection tract or easement, and shall also
be recorded as a covenant running with the land on the title of record for all affected lots on the title:
“MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action are
responsible for maintenance and protection of the tree protection tract/easement. Maintenance includes
ensuring that no alterations occur within the tract/easement and that all vegetation remains undisturbed unless
the express written authorization of the City has been received.”
3. Tree Retention/Land Clearing (Tree Inventory) Plan Required: When a land development permit, as defined
in RMC 4-11-120, is submitted to the City it shall be accompanied by a tree retention/land clearing (tree inventory)
plan pursuant to RMC 4-8-120, Submittal Requirements – Specific to Application Type.
4. Arborist Report Required: When a land development permit, as defined in RMC 4-11-120, is submitted to the
City it shall be accompanied by an arborist report pursuant to RMC 4-8-120, Submittal Requirements – Specific to
Application Type.
5. Applicability, Performance Standards, and Alternates: All land clearing and tree removal activities shall
conform to the criteria and performance standards set forth in this Section unless otherwise recommended in an
approved soil engineering, engineering geology, hydrology, or forest management plan and where the alternate
procedures will be equal to or superior in achieving the purposes of this Section. All land clearing and tree removal
activities may be conditioned to ensure that the standards, criteria, and purposes of this Section are met.
6. General Review Criteria: All land clearing and tree removal activities shall comply with RMC 4-4-060,
Grading, Excavation, and Mining Regulations, and shall meet the following criteria:
a. The land clearing and tree removal will not create or contribute to landslides, accelerated soil creep,
settlement or subsidence, flooding, erosion, or increased turbidity, siltation, or other form of pollution in a
watercourse.
b. Land clearing and tree removal will be conducted to maintain or provide visual screening and buffering
between land uses of differing intensity, consistent with applicable landscaping and setback provisions of the
Renton Municipal Code.
c. Land clearing and tree removal shall be conducted so as to expose the smallest practical area of soil to
erosion for the least possible time, consistent with an approved build -out schedule and including any necessary
erosion control measures.
d. Land clearing and tree removal shall be consistent with subsection D3 of this Section, Restrictions for
Critical Areas – General, and RMC 4-3-050, Critical Areas Regulations.
e. The land clearing and tree removal shall not create or contribute to a hazardous condition, such as increased
potential for blowdown, pest infestation, disease, or other problems that may result from selectively removing
trees and other vegetation from a lot.
f. Land clearing and tree removal shall be conducted to maximize the preservation of any tree in good health
that is an outstanding specimen because of its size, form, shape, age, color, rarity, or other distinction as a
community landmark. (Ord. 5840, 6 -12-2017)
7. Timing: The City may restrict the timing of the land clearing and tree removal activities to specific dates and/or
seasons when such restrictions are necessary for the public health, safety and welfare, or for the protection of the
environment.
8. Restrictions for Critical Areas: See subsection D3 of this Section, Restrictions for Critical Areas – General, and
RMC 4-3-050, Critical Areas Regulations.
9. Condition Measures for Tree/Ground Cover Retention: The following measures may be used in conditioning
a land development permit or building permit proposal, to comply with the general review criteria of subsection H6
of this Section, General Review Criteria:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 468/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Trees shall be maintained to the maximum extent feasible on the property where they are growing.
Modification of the tree retention and land clearing plan, or the associated land development permit, may be
required to ensure the retention of the maximum number of trees.
b. The applicant may be required to replace trees, provide interim erosion control, hydroseed exposed soils, or
other similar conditions which would implement the intent of this Section.
c. Trees that shelter interior trees or trees on abutting properties from strong winds that could otherwise cause
them to blow down should be retained. (Ord. 5676, 12 -3-2012)
10. Protection Measures During Construction: Protection measures in this subsection shall apply for all trees that
are to be retained on site and off site. Off-site trees containing drip lines that encroach onto the site under
construction shall be considered protected trees unless the applicant obtains written permission from the abutting
property owner to remove the off-site trees and it is determined that the tree removal on the abutting property is in
compliance with subsection C of this Section, Allowed Tree Removal Activities. All of the following tree protection
measures shall apply:
a. Temporary Tree Protection Fencing: Prior to development activities, the applicant shall erect and maintain
a six-foot (6') high, post-driven, chain-link temporary construction fence around the drip lines of all retained
trees, or if a tree protection tract or easement is provided, along the perimeter of the tree protection tract or
easement. The temporary tree protection fencing shall be installed with steel posts driven at a depth that will
adequately ensure the fence remains in an upright position for the duration of the development. The temporary
tree protection fencing shall not be disturbed, removed, or relocated until the conclusion of construction
activities. Protected trees may be fenced individually or in groups of trees. Individual trees shall be fenced on
four (4) sides. If some tree or vegetation removal is necessary in order to gain access to retained trees for the
purposes of installing temporary tree protection fencing, the applicant shall submit a phased tree removal plan
for review and approval by the Administrator, prior to all development activities.
b. Tree Protection Signage: Signage shall be placed on the tree protection fencing at intervals of no more than
twenty feet (20') along the entirety of the protective tree fence. The sign(s) shall be designed, constructed, and
installed in accordance with official specifications provided by the Administrator and shall convey the
information deemed necessary by the Administrator.
c. Construction Storage Prohibited: The applicant may not fill, excavate, stack, or store any equipment,
dispose of any materials, supplies or fluids, operate any equipment, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
d. Protection From Grade Changes: If the grade level adjoining to a tree to be retained is to be raised, the
applicant shall construct a dry rock wall or rock well around the tree. The diameter of this wall or well must be
equal to the tree drip line.
e. Impervious Surfaces Prohibited Within the Drip Line: The applicant may not install impervious surface
material within the area defined by the drip line of any tree to be retained, unless otherwise approved by the
City. (Ord. 5958, 12-9-2019)
f. Utilities Prohibited Within the Drip Line: The applicant may not install utilities within the area defined by
the drip line of any tree to be retained, unless otherwise approved by the City.
g. Restrictions on Grading Within the Drip Lines of Retained Trees: The grade level around any tree to be
retained may not be lowered within the greater of the following areas: (i) the area defined by the drip line of the
tree, or (ii) an area around the tree equal to one and one -half feet (1-1/2') in diameter for each one inch (1") of
tree caliper. A larger tree protection zone based on tree size, species, soil, or other conditions may be required.
(Ord. 5676, 12-3-2012)
h. Vegetation and Undergrowth Protection: With the exception of invasive species removal which has
received prior written approval from the City, removal of the existing vegetation within the drip line of
protected trees is prohibited during development activities. Native understory trees, shrubs, and other
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 469/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
vegetation shall be protected within the designated tree protection area for the duration of the development
activities. All areas within the required fencing shall be covered evenly with a minimum of three inches (3") of
bark mulch prior to installation of the protective fencing, except in areas where mulch will adversely affect
protected ground cover plants. (Ord. 5676, 12-3-2012)
i. Monitoring Required During Construction: For all protected trees required to be retained in compliance
with a land use decision, the applicant shall retain an ISA certified arborist or ASCA certified consultant to
ensure trees are protected from development activities and/or to prune branches and roots, fertilize, and water
as appropriate for any trees and ground cover that are to be retained. The ISA certified arborist or ASCA
certified consultant shall supervise the installation of any required tree protection fencing, permanent or
temporary.
j. Alternative Protection: Alternative safeguards may be used if determined by the Administrator that such
safeguards would provide equal or greater tree protection. (Ord. 5676, 12 -3-2012; Ord. 5841, 6-12-2017)
11. Maintenance:
a. All retained and replacement trees, including protected trees, shall be maintained in perpetuity from the date
of the final land development permit issued for the project, unless tree removal is authorized pursuant to this
Section;
b. All retained trees and vegetation shall be pruned and trimmed to maintain a healthy growing condition or to
prevent limb failure;
c. With the exception of high-risk trees specifically retained to provide wildlife habitat, any protected tree that
becomes a high-risk tree, as defined in RMC 4-11-200, or any protected or replacement tree that is removed,
shall be replaced within three (3) months or during the next planting season if the loss does not occur in a
planting season.
I. RESERVED. (Ord. 5981, 10-12-2020)
J. VIOLATIONS AND PENALTIES:
1. Penalties: Penalties for any violation of any of the provisions of this Section shall be in accordance with chapter
1-10 RMC, Code Enforcement. In a prosecution under this Section, each tree removed, damaged, or destroyed will
constitute a separate violation, and each tree protection fence (required pursuant to subsection H10 of this Section)
removed, damaged, fallen, or relocated in violation of the provisions of this Section, will constitute a separate
violation. Prosecution of any violation(s) of this Section shall be in accordance with RMC 1 -10-7, Failure to
Comply, and any other applicable terms of the Renton Municipal Code. (Ord. 6034, 11 -15-2021)
2. Additional Liability for Damage: In addition, any person who violates any provision of this Section or of a
permit shall be liable for all damages to public or private property arising from such violation, including the cost of
restoring the affected area to its condition prior to such violation.
3. Ground Cover Restoration: The City may require replacement of all improperly removed ground cover with
species similar to those which were removed or other approved species such that the biological and habitat values
will be replaced. Restoration shall include installation and maintenance of interim and emergency erosion control
measures that shall be required as determined by the City.
4. Tree Removal Mitigation: Tree replacement and mitigation shall be conducted in accordance with the following
requirements:
a. Tree Mitigation Fee: Upon determination that a tree, vegetation, or tree protection fencing has been
removed or altered in violation of a land development permit or in violation of this Section, the Administrator
may impose a mitigation fee of up to two thousand dollars ($2,000.00) per tree or per violation, plus the
installation of replacement trees and/or paying a fee in lieu, pursuant to subsections J4c and J4e of this Section,
for the equivalent credit value of the tree(s) removed.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 470/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Tree Violation Measurement: For the purposes of code enforcement, if a tree has been removed and only
the stump remains, the size of the tree shall be determined by the diameter of the top of the stump, unless prior
documented record from an ISA certified arborist or ASCA certified consultant was completed within one year
of the date of violation.
c. Tree Replacement Quantity: For each tree that was improperly cut and/or removed in violation of this
Section, replacement planting shall occur at a rate based on the credit value of the tree(s) removed pursuant to
the table shown in subsection H1b of this Section.
d. Tree Replacement Standards: The Administrator shall have the authority to approve, deny, or restrict the
tree species for proposed replacement trees. Replacement trees shall be planted with a minimum size of
two-inch (2") caliper, or evergreen trees with a minimum size of six feet (6') tall. The City may require a bond
to ensure the survival of replacement trees.
e. Tree Replacement Fee in Lieu: If the Administrator determines that it is infeasible to replace trees on the
site, payment into the City’s Urban Forestry Program fund may be approved in an amount of money
approximating the current market value of the replacement trees and the labor to install them. The City shall
determine the value of replacement trees.
f. Applicability: Protected and retained trees that are removed in violation of a land development permit shall
have the drip lines maintained in perpetuity as protected tree drip lines, as defined in RMC 4 -11-040,
Definitions D. No impervious surface, obstructions, or structures are permitted within a protected tree drip line.
Tree replacement planting shall be prioritized within the protected tree drip line to the maximum extent feasible
for optimal health of the replacement trees.
5. Stop Work: For any parcel on which trees and/or ground cover are improperly removed and subject to code
enforcement and penalties under this Section, the City shall stop work on any existing permits and halt the issuance
of any or all future permits or approvals until the property is fully restored in compliance with this Section and all
penalties are paid. (Ord. 4219, 6-5-1989; Amd. Ord. 4835, 3-27-2000; Ord. 4851, 8-27-2000; Ord. 4963, 5-13-2002;
Ord. 5132, 4-4-2005; Ord. 5137, 4-25-2005; Ord. 5304, 9-17-2007; Ord. 5748, 1-12-2015; Ord. 6076, 8-8-2022)
4-4-140 WIRELESS COMMUNICATION FACILITIES:
A. PURPOSE:
The purposes of this Section are to:
1. Provide a variety of locations and options for wireless communication providers while minimizing the visual
impacts associated with wireless communication facilities;
2. Encourage creative approaches in locating and designing wireless communication facilities that blend in with the
surroundings of such facilities;
3. Provide standards that comply with the Telecommunications Act of 1996 (“the Telecommunications Act”); the
provisions of this Section are not intended to and shall not be interpreted to prohibit or have the effect of prohibiting
personal wireless services as defined in the Telecommunications Act; and
4. Administer the provisions of this Section in such a manner as to not unreasonably discriminate between providers
of functionally equivalent personal wireless services, as defined in the Telecommunications Act.
B. GOALS:
1. Commercial Wireless Facilities:
a. Encourage the location of towers in nonresidential areas and minimize the total number of towers throughout
the community;
b. Encourage the joint use of new and existing towers;
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 471/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Encourage users of towers and antennas to locate them, to the extent feasible, in areas where the visual
impact on the community is significantly minimized;
d. Encourage users of towers and antennas to configure them in a way that minimizes the visual impact of the
towers and antennas; and
e. Enhance the ability of the providers of telecommunications services to provide such services to the
community quickly, effectively, and efficiently.
2. Amateur Radio Antennas: The goals of this Section are to ensure the interests of neighboring property owners
are considered while reasonably accommodating amateur radio communications so as to comply with applicable
Federal law. These regulations are not intended to preclude amateur radio communications. (Ord. 5675, 12 -3-2012)
C. APPLICABILITY AND AUTHORITY:
No person shall place, construct, reconstruct or modify a wireless communication facility within the City without an
Administrator issued permit, except as provided by this Title or chapter 5 -19 RMC, and a Building Official issued
permit. The Administrator shall have discretion to approve or deny elements of a WCF where standards provide
flexibility or subjectivity; the same discretion is given to the Hearing Examiner for applications requiring a public
hearing. (Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
D. COLLOCATION REQUIRED:
1. Evaluation of Existing Support Structures: With the exception of support structures to facilitate the
deployment of small cell facilities, no new support structure shall be permitted unless the applicant demonstrates to
the Administrator’s satisfaction that no existing tower or support structure can accommodate the applicant’s
proposed WCF. Evidence submitted to demonstrate that an existing tower or structure cannot accommodate the
applicant’s proposed antenna may consist of any of the following:
a. No existing towers or structures are located within the geographic area required to meet the applicant’s
engineering requirements.
b. Existing towers or structures are not of sufficient height to meet the applicant’s engineering requirements.
c. Existing towers or structures do not have sufficient structural strength to support the applicant’s proposed
antenna and related equipment.
d. The applicant’s proposed antenna would cause electromagnetic interference with the antenna on the existing
towers or structures, or the antenna on the existing towers or structures would cause interference with the
applicant’s proposed antenna.
e. The fees, costs, or contractual provisions required by the owner in order to share an existing tower or
structure or to adapt an existing tower or structure for sharing are unreasonable. Costs exceeding new tower
development are presumed to be unreasonable.
f. The applicant demonstrates that there are other limiting factors that render existing towers and structures
unsuitable.
2. Cooperation of Providers in Collocation Efforts: With the exception of support structures deploying small cell
facilities, a permittee shall cooperate with other providers in collocating additional antennas on support structures,
provided the proposed collocators have received a building permit for such use at the site from the City. A permittee
shall exercise good faith in collocating with other providers and sharing the permitted site, provided such shared use
does not give rise to a substantial technical level of impairment of the ability to provide the permitted use (i.e., a
significant interference in broadcast or reception capabilities as opposed to a competitive conflict or financial
burden). Such good faith shall include sharing technical information to evaluate the feasibility of collocation. In the
event a dispute arises as to whether a permittee has exercised good faith in accommodating other users, the City may
require a third-party technical study at the expense of either or both the applicant and permittee.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 472/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Reasonable Efforts: All applicants shall demonstrate reasonable efforts in developing a collocation alternative
for their proposal.
E. ALTERATION OF EXISTING WIRELESS COMMUNICATION FACILITY (WCF) SUPPORT
STRUCTURES:
1. Minor Alteration: A proposed collocation and/or modification to a lawfully existing WCF support structure that
does not substantially change the physical dimensions of the WCF shall be a minor alteration and exempt from
conditional use permit requirements. A minor alteration is an eligible facilities request as that term is used pursuant
to Section 6409(a) of the Spectrum Act and its implementing regulations. A modification substantially changes the
physical dimensions of an eligible support structure if it meets any of the following criteria:
a. Height: For towers other than towers in the public rights-of-way, it increases the height of the tower by more
than ten percent (10%), or by the height of one additional antenna array with separation from the nearest
existing antenna not to exceed twenty feet (20'), whichever is greater; for other eligible support structures, it
increases the height of the structure by more than ten percent (10%) or more than ten feet (10'), whichever is
greater;
b. Width: For towers other than towers in the public rights-of-way, it involves adding an appurtenance to the
body of the tower that would protrude from the edge of the tower more than twenty feet (20'), or more than the
width of the tower structure at the level of the appurtenance, whichever is greater; for other eligible support
structures, it involves adding an appurtenance to the body of the structure that would protrude from the edge of
the structure by more than six feet (6');
c. Equipment Cabinets:
i. For any eligible support structure, it involves installation of more than the standard number of new
equipment cabinets for the technology involved, but not to exceed four (4) cabinets; and
ii. For towers in the public rights-of-way and base stations, it involves installation of any new equipment
cabinets on the ground if there are no preexisting ground cabinets associated with the structure; or
involves installation of ground cabinets that are more than ten percent (10%) larger in height or overall
volume than any other ground cabinets associated with the structure;
d. Excavation: It entails any excavation or deployment outside the current site;
e. Concealment: It would defeat the concealment elements of the eligible support structure; or
f. Entitlement: It does not comply with conditions associated with the siting approval of the construction or
modification of the eligible support structure or base station equipment; provided, however, that this limitation
does not apply to any modification that is noncompliant only in a manner that would not exceed the thresholds
identified in subsections E1a through d of this Section.
2. Major Alteration: Any change that is not a minor alteration is a major alteration.
3. Original Dimensions: An increase in height and/or width of a WCF due to a collocation and/or modification
shall be measured against the dimensions of the original support structure in cases where deployments are or will be
separated horizontally, such as on buildings’ rooftops; in other circumstances, changes in height should be measured
from the dimensions of the tower or base station, inclusive of originally approved appurtenances and any
modifications that were approved prior to the passage of the Spectrum Act.
4. Review Time Period: Requests for minor alterations, as described in this subsection, shall be reviewed for
completeness and approval or denial within sixty (60) days. (Ord. 5798, 4 -25-2016)
F. STANDARDS AND REQUIREMENTS FOR ALL TYPES OF WIRELESS COMMUNICATIONS
FACILITIES:
1. Equipment Shelters/Cabinets:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 473/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Location: Except for equipment related to small cell facilities and temporary wireless communication
facilities, equipment shelters and cabinets used to house related equipment should be located within buildings
or placed underground, unless it is infeasible. However, in those cases where it can be demonstrated by the
applicant that the equipment cannot be located in buildings or underground, equipment shelters or cabinets
shall be screened to the Administrator’s satisfaction.
b. Screening: Equipment shelters and cabinets for all facilities other than small cell facilities and temporary
wireless communication facilities shall be surrounded by a fifteen -foot (15') wide sight-obscuring landscape
buffer along the outside perimeter of required security fencing with a minimum height that is no less than the
height of the compound fence at any point; however, existing topography, vegetation and other site
characteristics may provide relief from the screening requirement. The required landscaped areas shall include
an automated irrigation system, unless the applicant is able to justify an exception to this requirement to the
Administrator’s satisfaction. Related equipment facilities located on the roof of any building need not be
landscaped but shall be screened on all sides in a manner that complements and blends with the surroundings so
as to be shielded from view. Related equipment facilities shall not be enclosed with exposed metal surfaces.
Equipment shelters and cabinets for small cell facilities shall be concealed in accordance with subsection J of
this Section. (Ord. 5798, 4-25-2016)
c. Size: Except for equipment related to temporary wireless communication facilities, the applicant shall
provide documentation that the size of any equipment shelters or cabinets is the minimum necessary to meet the
provider’s service needs, and meets any size requirements of this Code. The area of the compound may be
greater than is necessary in order to accommodate future collocations, but the area reserved for future
equipment shelters/cabinets shall be the minimum necessary for the documented WCF capacity. (Ord. 5676,
12-3-2012)
d. Generators: Except for temporary wireless facilities, the following standards apply to generators powering
all types of wireless communication facilities:
i. Architectural integration is required (if applicable).
ii. To the extent feasible, generators shall be enclosed along with the related equipment. Similar to
equipment shelters, the screening for the generator shall utilize similar building materials, colors, accents,
and textures as the primary building; if no buildings exist on site, ensure that the building is designed to
blend in with the environment.
iii. A screening wall and/or landscaping material shall be required to mitigate visual impacts.
iv. Fences shall be constructed of materials that complement and blend in with the surroundings.
v. Anti-graffiti finish shall be applied to all solid fences, walls, and gates.
vi. A noise analysis shall be required to demonstrate that the generator will operate within allowed noise
limits if the generator is the sole power source.
2. Maximum Height: All wireless communication facilities shall comply with RMC 4 -3-020, Airport Related
Height and Use Restrictions. In addition, all wireless communication facilities shall comply with the height
limitation of the applicable zoning district, except as follows:
a. Monopole I: Less than sixty feet (60') for all zones. Antennas may extend sixteen feet (16') above the
monopole I support structure.
b. Monopole II: No more than thirty five feet (35') higher than the maximum height for the applicable zoning
district, or one hundred fifty feet (150'), whichever is less. Antennas may extend sixteen feet (16') above the
monopole II support structure.
c. Stealth Towers: The maximum allowed height of a stealth tower shall be one hundred fifty feet (150');
however, the allowed height for a specific type of stealth facility shall be determined through the Conditional
Use Permit review process and the standards of this Section.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 474/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Rooftop WCF: Concealed and/or camouflaged WCFs erected on a rooftop may extend up to sixteen feet
(16') above the allowed zone height.
e. Utility Poles:
i. Proposed replacement utility poles, for the purpose of siting wireless communication facilities other than
small cell facilities, shall be no more than twenty feet (20') taller than adjacent utility poles;
ii. Utility poles used for the siting of wireless communication facilities other than small cells on
residentially zoned private property shall be no taller than forty five feet (45'), unless those poles are
transmission utility poles, in which case the proposed replacement utility pole cannot be more than twenty
feet (20') taller than the existing pole;
iii. Small cell facility deployments on existing and replacement utility poles shall be regulated in
accordance with subsection J of this Section. (Ord. 5798, 4 -25-2016)
3. Visual Impact: Site location and development shall preserve the pre-existing character of the surrounding
buildings and landscape to the extent consistent with the function of the communications equipment. Towers shall
be integrated through location and design to blend in with the existing characteristics of the site to the extent
practical. Existing on-site vegetation shall be preserved or improved, and disturbance of the existing topography
shall be minimized, unless such disturbance would result in less adverse visual impact to the surrounding area.
Towers, antennas and related equipment shall be uniformly painted a nonreflective neutral color that best matches
the colors within the immediately surrounding built and natural landscape in order to reduce the contrast between the
WCF and the landscape.
4. Setbacks: Towers shall be set back from each property line by a distance equal to the tower height, unless an
engineering analysis concludes that a reduced setback is safe for abutting properties and the Administrator
determines that a reduced setback is appropriate for the site.
5. Maximum Noise Levels: No equipment shall be operated so as to produce noise in levels above forty five (45)
decibels as measured from the nearest property line on which the wireless communication facility is located.
Operation of a back-up power generator in the event of power failure or the testing of a back -up generator between
eight o’clock (8:00) a.m. and nine o’clock (9:00) p.m. are exempt from this standard. No testing of back -up
generators shall occur between the hours of nine o’clock (9:00) p.m. and eight o’clock (8:00) a.m.
6. Fencing: Security fencing shall be required and shall be painted or coated with a nonreflective neutral color.
Fencing shall comply with the requirements listed in RMC 4 -4-040, Fences, Hedges, and Retaining Walls.
7. Lighting: Towers or antennas shall not be artificially lighted, unless required by the FAA or other applicable
authority. If lighting is required, the Administrator may review the available lighting alternatives and approve the
design that would cause the least disturbance to the surrounding views. Security lighting for the equipment shelters
or cabinets and other on-the-ground ancillary equipment is also permitted, as long as it is appropriately down
shielded to keep light within the boundaries of the compound. (Ord. 5675, 12 -3-2012)
8. Advertising Prohibited: No lettering, symbols, images, or trademarks large enough to be legible to occupants of
vehicular traffic on any abutting roadway shall be placed on or affixed to any part of a WCF tower, antenna array or
antenna, other than as required by FCC regulations regarding tower registration or other applicable law. Antenna
arrays designed and approved to be located on or within signs or billboards as a stealth tower, small cell, or a
concealed or camouflaged WCF, shall not be construed to be in violation of this prohibition. (Ord. 5676, 12 -3-2012)
9. Building Standards: Support structures shall be constructed so as to meet or exceed the most recent Electronic
Industries Association/Telecommunications Industries Association (EIA/TIA) 222 Revision G Standard entitled:
“Structural Standards for Steel Antenna Towers and Antenna Supporting Structures” (or equivalent), as it may be
updated or amended. Prior to issuance of a building permit the Building Official shall be provided with an
engineer’s certification that the support structure’s design meets or exceeds those standards. (Ord. 5675, 12 -3-2012)
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 475/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
10. Radio Frequency Standards: The applicant shall ensure that the wireless communication facility (WCF) will
not cause localized interference with the reception of area television or radio broadcasts. If the City finds that the
WCF interferes with such reception, and if such interference is not remedied within thirty (30) calendar days, the
City may revoke or modify a Building and/or Conditional Use Permit. (Ord. 5675, 12 -3-2012)
G. CONCEALED WIRELESS COMMUNICATION FACILITY STANDARDS:
Additions or modifications to buildings shall complement the existing design, bulk, scale, and symmetry of the
building, and minimize the addition of bulk and clutter. Except as otherwise provided in subsection J of this Section
for small cell facilities, concealed WCFs shall adhere to the following standards:
1. Building Addition: All antennas shall be fully concealed within a structure that is architecturally compatible with
the existing building. Roof top additions shall be concealed on all sides.
2. Related Equipment: The related equipment shall be completely concealed inside a structure or inside an
underground vault. Concrete masonry unit (CMU) walls and prefabricated facilities do not meet the intent of a
concealed WCF. Equipment enclosures shall be designed to be compatible with the existing building/structure.
3. Materials: Fiberglass reinforced plastic or radio frequency transparent materials may be used to screen and
integrate a WCF with an existing building. Visible transition lines between the old and new surfaces are prohibited.
4. Architectural Elements: New architectural features such as columns, pilasters, corbels, or other ornamentation
that conceal antennas may be used if they complement the architecture of the existing building.
5. Residential Buildings: Wireless communication facilities shall not be located on residential buildings except for
multi-family structures constructed pursuant to the International Building Code as an occupancy group R -2, which
may serve as a support structure if the interior wall or ceiling immediately abutting the facility is an unoccupied
residential space (e.g., stairwells, elevator shafts, mechanical rooms, etc.).
H. CAMOUFLAGED WIRELESS COMMUNICATION FACILITY STANDARDS:
Additions or modifications to buildings shall complement the existing design, bulk, scale, and symmetry of the
building, and minimize the addition of bulk and clutter. Except as otherwise provided in subsection J of this Section
for small cell facilities, camouflaged WCFs shall adhere to the following standards:
1. Architectural Integration: Antennas may be mounted to a building if the antennas do not interrupt the building’s
architectural theme.
a. When feasible, camouflaged WCFs shall employ a symmetrical, balanced design for all facade -mounted
antennas. For multiple deployments on one structure, subsequent applications will be required to provide for
consistent design, architectural treatment and symmetry in placing antennas on the structure’s exterior with any
existing WCFs on the same side of the structure.
b. When feasible, interruption of architectural lines or horizontal or vertical reveals is prohibited.
2. Materials:
a. Mounting Hardware: Utilize the smallest mounting brackets necessary in order to provide the smallest
offset from the building.
b. Concealment: Utilize skirts or shrouds on the sides and bottoms of antennas in order to conceal mounting
hardware, create a cleaner appearance, and minimize the visual impact of the antennas. Exposed cabling is
prohibited.
c. Paint: Paint and texture antennas to match the adjacent building surfaces.
3. Antennas:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 476/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Antennas shall be no longer or wider than the facade on which they are proposed.
b. When panel antennas are unscreened, they shall be mounted no more than twelve inches (12") from the
building facade.
c. No exposed mounting apparatus shall remain on a building facade without the associated antennas.
4. Residential Buildings: Wireless communication facilities shall not be located on residential buildings except for
multi-family structures constructed pursuant to the International Building Code as an occupancy group R -2, which
may serve as a support structure if the interior wall or ceiling immediately abutting the facility is an unoccupied
residential space (e.g., stairwells, elevator shafts, mechanical rooms, etc.).
I. STEALTH TOWER STANDARDS:
The following standards for each type of stealth tower are the minimum necessary to meet the intent of effectively
disguising the tower. Standards for types of stealth towers not identified within this subsection will be determined on
a case-by-case basis by the Administrator through the Conditional Use Permit criteria pursuant to RMC 4 -9-030E,
Decision Criteria – Wireless Communication Facilities.
1. Faux Trees:
a. Location: Faux trees shall be located within one hundred feet (100') of existing trees, unless photo
simulations show, to the Administrator’s satisfaction, that the proposed faux tree would be appropriate for the
site.
b. Height: The faux tree may exceed the average height of nearby trees by no more than twenty percent (20%)
or thirty feet (30'), whichever is greater.
c. Authenticity: Faux trees shall replicate the shape, structure, and color of live trees common to the area.
Plans shall provide detailed specifications regarding the number and spacing of branches, bark, foliage, and
colors. All faux trees shall incorporate a sufficient number of branches (no less than three (3) branches per
linear foot of height) and design materials (e.g., faux bark) so that the structure appears as natural in appearance
as feasible. Branches shall not be required for the lowest twenty feet (20') of the trunk.
d. Concealment:
i. All cables and antennas shall be painted to match the color of the trunk.
ii. Antenna socks are mandatory for all antennas (and similar components) located on a faux tree.
2. Flagpoles:
a. Location and Height: The height, diameter and location of the flagpole shall be compatible with the
surrounding area, as determined by the Administrator. The flagpole shall be tapered in order to maintain the
appearance of an authentic flagpole.
b. Authenticity: Flags shall comply with the U.S. Flag Code. Allowed flags include national, state, county and
municipal flags properly displayed. In addition, one corporate or institutional flag may be properly displayed at
each site.
c. Concealment: Antennas shall be enclosed within the pole or a radome. If a radome is used, it shall have a
diameter no greater than one hundred fifty percent (150%) of the diameter of the pole at the height where the
radome will be mounted. The length of the radome shall not be greater than one -third (1/3) of the height of the
proposed light pole. All cables shall be routed directly from the ground up through the pole. Cable coverings
are prohibited.
3. Sports Field Lights:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 477/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Location and Height: Utilization of an existing or replacement sports field light as a WCF support structure
shall only be permitted on sites where a sports field exists. The height, diameter and location of the sports field
light(s) shall be compatible with the surrounding area, as determined by the Administrator.
b. Authenticity: Sports field lights shall be uniform (style, height, etc.) with the exception of the WCF. The
sports field lights shall provide consistent illumination for the sports field.
c. Concealment:
i. Antennas shall be no more than twenty feet (20') above the light source.
ii. All cables shall be routed directly from the ground up through the pole. Cable coverings are prohibited.
iii. Paint antennas and mounting apparatus the same color as the pole.
4. Freestanding Signs:
a. Sign Permit Required: Towers replicating a sign shall be subject to RMC 4-4-100, Sign Regulations, and a
separate sign permit shall be required.
b. Concealment:
i. All antennas shall be completely screened by the facade of the sign or by fiberglass reinforced plastic or
radio frequency transparent materials.
ii. All cables and conduit to and from the sign shall be routed from underneath the foundation up into the
pole. Cable coverings may be allowed in limited circumstances in situations where they are minimally
visible and designed to integrate with the sign.
J. SMALL CELL/DISTRIBUTED ANTENNA SYSTEMS STANDARDS:
Small cell deployment includes small cell facilities, microcells, and small cell networks. The following provisions
establish design and concealment standards for small cell facilities and in appropriate situations, criteria for the
establishment of standards for small cell deployments subject to a concealment element plan; provided, however,
that any small cell, microcell, or small cell network component which is not exempt from SEPA review shall
comply with RMC 4-9-070, Environmental Review Procedures. These standards shall also apply to distributed
antenna systems when equipment is installed outside of a building. Throughout this Section, unless context clearly
provides otherwise, the term “small cell facilities” refers to small cell facilities, microcells, small cell networks, and
distributed antenna systems.
1. Preferred Concealment Techniques: Small cell facilities complying with the preferred concealment techniques
described in this subsection shall be considered a permitted use. Facilities complying with the preferred concealment
techniques in this subsection require a small cell permit, subject to the Type I permit procedures in RMC 4 -8-080,
Permit Classification. In addition, small cell facilities located on or over the public right -of-way also require a
right-of-way use permit, unless the Administrator allows use of the public right -of-way and conditions thereof to be
incorporated into a franchise agreement.
a. Building Attachment: Antennas may be mounted to a building if the antennas do not interrupt the
building’s architectural theme.
i. Small cell facilities attached to the side or roof of buildings shall employ a symmetrical, balanced design
for all facade-mounted antennas. Subsequent deployments will be required to ensure consistent design,
architectural treatment and symmetry when placing antennas on the structure’s exterior with any existing
small cell facilities on the same side of the structure.
ii. The interruption of architectural lines or horizontal or vertical reveals is prohibited unless demonstrated
to be unavoidable.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 478/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iii. New architectural features such as columns, pilasters, corbels, or other ornamentation that conceal
antennas may be used if they complement the architecture of the existing building.
iv. Small cell facilities shall utilize the smallest mounting brackets necessary in order to provide the
smallest offset from the building.
v. Skirts or shrouds shall be utilized on the sides and bottoms of antennas in order to conceal mounting
hardware, create a cleaner appearance, and minimize the visual impact of the antennas. Exposed conduit,
cabling and wiring are prohibited.
vi. Small cell facilities shall be painted and textured to match the adjacent building surfaces.
vii. All installations of small cell facilities shall have permission from the pole/structure owner to install
facilities on such structure.
b. Projecting or Marquee Sign:
i. Small cell facilities replicating a projecting or marquee sign shall be subject to RMC 4 -4-100, Sign
Regulations. A sign permit is required unless the small cell facilities are placed entirely within an existing
sign.
ii. All antennas shall be completely screened by the facade of the sign.
iii. All cables and conduit to and from the sign shall be routed from within the building wall. Cable
coverings may be allowed on the exterior of the building wall in limited circumstances in situations where
they are minimally visible and concealed to match the adjacent building surfaces.
c. Parking Lot Lighting: Small cell facilities are permitted as attachments to or replacements of existing
parking lot light fixtures. The design of the parking lot light fixture shall be in accordance with RMC 4 -4-075,
Lighting, Exterior On-Site; provided, that a pole extender up to six feet (6') in height may be utilized.
d. Street Light Poles and Traffic Signal Poles in Urban Design Districts: For the purposes of this Section,
urban design districts are those districts defined in RMC 4-3-100, Urban Design Regulations. In an urban
design district, an existing street light pole or traffic signal pole (but not a wooden utility pole) may be replaced
or added on to accommodate small cell antennas and related equipment subject to the following requirements:
i. Replacement street lights/traffic signal poles shall conform to the adopted streetscape design standard
for the design district. The replacement pole shall look substantially the same as the existing standard.
ii. Wherever compatible with the pole design and technologically feasible, all equipment and cabling shall
be internal to the replacement street lighting standard. If equipment or cabling is not proposed to be placed
internal to the replacement pole, a concealment element plan shall be submitted in accordance with the
provisions of subsection J2 of this Section.
iii. No Illumination: Small cell facilities shall not be illuminated.
iv. Generators and Backup Battery: Generators are not permitted for small cell facilities. A battery
backup may be permitted through the submittal of a concealment element plan and subject to
administrative conditional use permit review for the purpose of serving multiple small cell facilities.
v. Cabinet Location and Dimensions: The equipment cabinet for small cell facilities shall be the smallest
amount of cabinet enclosure necessary to enclose the equipment. Disconnect switches may be located
outside of the primary equipment cabinet.
e. Utility Poles/Street Light Poles in Areas Other Than Design Districts and Exempt from
Undergrounding: For installations outside of urban design districts and exempt from undergrounding
requirements pursuant to RMC 4-6-090, Utility Lines – Underground Installation, small cell antennas and
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 479/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
related equipment may be attached to existing or replacement utility poles or street light poles if the antennas
and related equipment meet the following requirements:
i. Height Restrictions: All small cell facilities shall be in compliance with height restrictions applicable to
poles and other structures proposed to be utilized. The City may approve minor deviations up to the
minimum additional height needed to allow sufficient space for the required clearance from electrical
utility wires when required to accommodate antennas at the top of a pole or a pole extender, which shall
be no greater than six feet (6') tall.
ii. Replacement Poles: Replacement poles shall match height, width, color (to the extent possible), and
material of the original or adjacent poles. The City may approve minor deviations up to the minimum
additional height needed to allow sufficient space for the required clearance from electrical wires when
required to accommodate antennas, and may also approve minor deviations up to fifty percent (50%) of
the pole width or thirty inches (30"), whichever is greater, when housing equipment within the pole base.
Replacement poles shall be located as close as possible to the existing pole, and the replaced pole shall be
removed.
iii. Interior Concealment: Whenever technologically feasible, antennas and equipment shall be fully
concealed within a light pole, or otherwise camouflaged to appear to be an integrated part of a light pole.
iv. Flush-Mounted and Pole-Top Antennas: In situations when interior concealment is demonstrated to
not be possible, the small cell facility shall, to the full extent permitted under the State electrical code and
the utilities’ requirements, be flush-mounted on the subject pole, which means mounting directly to the
pole with little to no gap other than that which may be required for the screws/bolts, or located at the top
of the pole. Canisters attached to the top of a pole shall not exceed the diameter of the pole, unless
technically required and then shall not be more than fifty percent (50%) greater than the diameter of the
pole.
v. Antenna Design: Where an enclosure is proposed to house an antenna, the antenna shall be located in
an enclosure of no more than three (3) cubic feet in volume, or in case of an antenna that has exposed
elements, the antenna and all of its exposed elements could fit within an enclosure of no more than three
(3) cubic feet. No more than four (4) antennas are permitted on a single pole and with a total volume not to
exceed twelve (12) cubic feet.
vi. Material and Color: If interior concealment described in subsection J1eiii of this Section is not
possible, the small cell facility shall to the maximum extent feasible match the color of the pole and shall
be nonreflective.
vii. No Illumination: Small cell facilities shall not be illuminated.
viii. No Collocation on Wooden Utility Poles: Each wooden utility pole may not contain more than one
small cell facility.
ix. Generators and Backup Battery: Generators are not permitted for small cell facilities. A battery
backup may be permitted through the submittal of a concealment element plan and subject to
administrative conditional use permit review for the purpose of serving multiple small cell facilities.
x. Cabinet Location and Dimensions: The equipment cabinet for small cell facilities shall be the smallest
amount of cabinet enclosure necessary to enclose the equipment. Disconnect switches may be located
outside of the primary equipment cabinet.
2. Concealment Element Plan:
a. Concealment Element Plan Required: Applications for proposed small cell facilities installations which do
not conform to a preferred concealment technique in subsection J1 of this Section shall submit a concealment
element plan. The plan shall include the design of the screening, fencing, or other concealment technology for a
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 480/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
base station, tower, pole, or equipment structure, and all related transmission equipment or facilities associated
with the proposed wireless facility.
b. Purpose of Concealment Element Plan, Generally: Concealment element plans should seek to minimize
the visual obtrusiveness of installations using methods including, but not limited to, integrating the installation
with architectural features or building design components, utilization of coverings or concealment devices of
similar material, color and texture, or the appearance thereof, as the surface against which the installation will
be seen or on which it will be installed.
Other concealment element approaches may include, but not be limited to, use of street furniture concealment
products such as trash cans, benches, information kiosks, or other types of enclosures reasonably compatible to
conceal ground level equipment. Additionally, the use of a concealment support or device, such as a clock
tower, steeple, flagpole, tree, wayfinding sign, decorative pole with banner, artwork, street sign, or other
applicable concealment structure may be approved.
c. Review of Concealment Element Plan for Nonsubstantial Change Collocations: Where a collocation is
proposed that does not comply with a preferred concealment technique but does not constitute a major
alteration, a concealment element plan shall be subject to administrative review to ensure the proposed
collocation does not defeat the concealment features approved as part of the initial installation at that location.
d. Review of Concealment Element Plan for Initial Installations and Substantial Change Collocations:
For initial installations and major alterations not complying with a preferred concealment technique, the
concealment element plan shall be subject to administrative conditional use permit review.
3. New Poles: Within urban design districts and where undergrounding is not required pursuant to RMC 4 -6-090,
Utility Lines – Underground Installation, the installation of a new pole for the purpose of locating small cell
facilities is permitted only when the applicant establishes that:
a. The small cell facility cannot be located on a site outside of the public right -of-way such as a public park,
public property, or in or on a building whether by roof or panel -mount or separate structure; and
b. The small cell facility cannot be located on an existing pole within the public right -of-way; and
c. The proposed facility complies with a preferred concealment technique or an approved concealment element
plan.
4. Ground-Mounted Equipment Standards; ADA Compliance Required: To allow full use of the public
right-of-way by pedestrians, bicycles and other users, and particularly in urban design districts and underground
districts, all ground-mounted equipment shall be undergrounded in a vault meeting the City’s construction standards
or incorporated into street furniture or the base of a pole. The location of ground -mounted equipment including
street furniture (to the extent undergrounding such equipment is not technologically feasible), replacement poles
and/or any new poles shall comply with the Americans with Disabilities Act (ADA), City construction standards,
and State and Federal regulations in order to provide a clear and safe passage within the public right -of-way.
5. Federal Regulatory Requirements:
a. These provisions shall be interpreted and applied in order to comply with the provisions of Federal law. By
way of illustration and not limitation, any small cell facility which has been certified as compliant with all FCC
and other government regulations regarding the human exposure to radio frequency emissions will not be
denied on the basis of radio frequency (RF) radiation concerns.
b. Small cell facilities shall be subject to the requirements of this Code to the extent that such requirements:
i. Do not unreasonably discriminate among providers of functionally equivalent services; and
ii. Do not have the effect of prohibiting personal wireless services within the City.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 481/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Small cell facilities installed pursuant to the preferred concealment techniques or a concealment element plan
may not be expanded pursuant to an eligible facilities request.
K. TEMPORARY WIRELESS COMMUNICATIONS FACILITIES STANDARDS:
1. Location:
a. Temporary wireless communication facilities shall be located no closer than seventy five feet (75') from the
property line of a property that is adjacent, abutting, or diagonal to a property with a residential use.
b. No space or spaces needed to meet the required parking standards for a development site shall be taken by
the placement of temporary wireless communication facilities.
c. Temporary wireless communication facilities shall not be located in the R-1, R-4, R-6, R-8, or R-10 zone.
2. Size: Temporary wireless communication facilities are permitted on tandem axel utility trailers with a maximum
width of ten feet (10') and length of twenty four feet (24'), or other support structure as approved by the
Administrator.
3. Screening: A six-foot (6') high sight-obscuring fence, vegetative screen, or alternative visual buffer approved by
the Administrator shall be constructed around the perimeter of the utility trailer and/or any other ground equipment
associated with the temporary wireless communication facility.
4. Power Source:
a. Use of on-site utility services is required for primary power.
b. In the event of an emergency or power outage, a whisper quiet generator or other utility source may be used
that emits an average noise level, measured at the property line, that does not exceed fifty five (55) decibels
day-night level (Ldn) when measured on an “a weighted” sound level meter, according to the procedures of the
Environmental Protection Agency, unless otherwise approved by the Administrator.
5. Permits: An approved Tier 2 temporary use permit is required for all temporary wireless communications
facilities.
6. WCF Installation/Repairs: A temporary use permit issued for the use of a temporary wireless communication
facility during the installation of a new WCF or while repairs are being done on an existing WCF shall comply with
the standards contained above and with the following:
a. The approval shall not exceed a length of one hundred eighty (180) consecutive days (excluding installation
and removal).
b. There shall be no more than one temporary use permit issued for the use of a temporary wireless
communication facility per site each calendar year.
c. Two (2) extensions of the original temporary use permit of up to one hundred eighty (180) consecutive days
(excluding installation and removal) per extension may be approved by the Administrator upon a showing that
the proposed installation or repairs are actively progressing.
L. APPLICATION SUBMITTAL REQUIREMENTS:
In addition to application materials and information required pursuant to RMC 4 -8-120C, Table 4-8-120C – Land
Use Permit Submittal Requirements, the following materials are the minimum required to complete a review of any
WCF, other than a minor alteration pursuant to subsection E1 of this Section or small cell facilities pursuant to
subsection J of this Section. Additional materials and information may be required.
1. Technical Analysis:
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 482/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Site Justification Letter: This report shall justify the need or requirement for the proposed WCF location
and design. An analysis of other available sites shall be included as well as determination as to why these sites
were not selected.
b. Justification Map: A map identifying the zoning districts, search area, alternative sites, the selected site,
and all existing and approved WCFs within a one-half (1/2) mile radius.
c. Coverage Map: Map(s) identifying the proposed target coverage that illustrate the coverage prior to and
after the installation.
d. Noise Report: For projects proposed adjacent to residential uses when generators, air conditioning units, or
other noise-generating devices are utilized.
2. Photo Simulations: Photo simulations shall be required with each plan set. The photo simulations shall illustrate
the proposed WCF from at least four (4) vantage points and show the existing view (without the proposed WCF) and
proposed view (with the proposed WCF) from each vantage point.
3. Method of Attachment/Cabling: Dimensioned details shall be provided of antennas and mounting hardware
used to attach the antennas to the structure.
4. Visual Mitigation: Any concealment/integration techniques proposed shall be fully explained, illustrated and
detailed.
M. OBSOLESCENCE AND REMOVAL:
Any wireless communications facility that is no longer needed or is not operational shall be reported immediately by
the service provider to the Administrator. Discontinued facilities or facilities that are in disrepair, as determined by
the Administrator, shall be decommissioned and removed by the facility owner within six (6) months of the date it
ceases to be operational, and the site shall be restored to its pre-existing condition. The Administrator may approve
an extension of an additional six (6) months if good cause is demonstrated by the facility owner. (Ord. 5675,
12-3-2012)
N. PERMIT LIMITATIONS:
1. Maintenance Required: The applicant shall maintain the WCF to standards that may be imposed by the City at
the time of the granting of a permit. Such maintenance shall include, but shall not be limited to, maintenance of the
paint, structural integrity and landscaping. If the applicant fails to maintain the facility, the City may undertake the
maintenance at the expense of the applicant or terminate the permit, at its sole option.
2. Notice to City of Change of Operation of Facility: The applicant shall notify the Department of all changes in
operation of the facility within sixty (60) calendar days of the change. (Ord. 4666, 6 -2-1997, Amd. Ord. 4689,
11-24-1997; Ord. 5675, 12-3-2012)
O. MODIFICATIONS:
The Administrator shall have the authority to modify the standards of this Section, subject to the provisions of RMC
4-9-250D, Modification Procedures.
P. APPEALS:
See RMC 4-8-110, Appeals. (Ord. 4722, 5-11-1998; Amd. Ord. 4963, 5-13-2002; Ord. 5746, 1-12-2015; Ord. 5876,
1-22-2018; Ord. 5950, 11-25-2019)
4-4-150 RESIDENTIAL MIXED-USE DEVELOPMENT STANDARDS:
A. PURPOSE:
1. Ensure that all development is consistent with the goals, objectives and policies of the Comprehensive Plan.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 483/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Provide development standards for integrated residential and commercial development within the same building
or on the same parcel or contiguous group of parcels. (Ord. 6029, 10 -18-2021)
B. APPLICABILITY:
This Section shall apply to development in commercial zones wherein dwelling units are proposed. (Ord. 6029,
10-18-2021)
C. DESIGN:
1. Where allowed, townhouses or carriage houses 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 Overlay
standards of RMC 4-3-100.
2. For vertically mixed-use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities
developed for the exclusive use of the building’s residents, or their guests (“lobby facade” for the purposes of this
Section), is limited to thirty five percent (35%) of the overall facade along any street frontage or the primary facade.
The Administrator may allow the lobby facade to exceed thirty five percent (35%) if the depth of the commercial
space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby facade is
generally proportional to the increased depth of commercial space. (Ord. 6029, 10 -18-2021)
D. GROUND FLOOR COMMERCIAL – WHERE REQUIRED:
1. A vertically mixed-use building with at least two (2) residential stories above ground floor commercial is
required:
a. Along any street frontage in the CA Zone;
b. The CD Zone within the Downtown Business District; and
c. Along NE Sunset Blvd. for properties in the CV Zone abutting NE Sunset Blvd. east of Harrington Avenue
NE.
2. A vertically mixed-use building with ground floor commercial is required in the UC-1 and UC-2 Zones. (Ord.
6029, 10-18-2021; Ord. 6089, 12-12-2022)
E. COMMERCIAL SPACE STANDARDS:
1. Commercial Area Requirement: Within the following zones, any development wherein dwelling units are
proposed shall provide an amount of gross commercial floor area equivalent to a percentage of the building
footprint(s) of all buildings on site containing residential dwelling units, as specified in the chart below. The
following areas are exempt from commercial space requirements: CD-zoned properties outside of the Downtown
Business District; and CV-zoned properties not abutting NE Sunset Blvd. east of Harrington Avenue NE.
CN CV CA CD CO COR UC-1 UC-2
40% 40% 40% 50% 40% 40% 40% 20%
2. Ground Floor Commercial Space Standards: At a minimum, the development shall include ground floor
commercial space along any street frontage or, in the absence of street frontage, along the primary facade of the
building in conformance with the following standards:
a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point;
b. 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;
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 484/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. (Ord. 6029, 10 -18-2021; Ord.
6089, 12-12-2022)
F. MODIFICATIONS:
Subsections E2c through e of this Section, may be modified 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 4-9-250D. (Ord. 5899, 11-19-2018; Ord. 6029, 10-18-2021)
4-4-155 ATTACHED DWELLING UNITS - MINIMUM STANDARDS:
A. INTENT:
It is the intent of this Section to ensure attached dwelling units are designed to meet minimum standards to
reasonably protect the public health, safety, and welfare of City of Renton residents.
B. APPLICABILITY:
The standards of this Section shall apply to all attached dwelling units.
C. HABITABLE SPACE:
The amount of habitable space, as defined by WAC 246-359-010, provided by any attached dwelling unit shall be
equal to or greater than the following:
Number of Bedrooms Required Amount of
Habitable Space
1. Studio (no bedroom) 400 square feet
2. One (1) 600 square feet
3. Two (2) 800 square feet
4. Three (3) 1,000 square feet
5. Four (4) 1,200 square feet
D. NUMBER OF BEDROOMS:
Buildings containing four (4) or more attached dwelling units shall provide at least one unit with two (2) or more
bedrooms for every four (4) units in the structure. One unit with three (3) or more bedrooms may be provided in
place of any two (2) units required to include two (2) bedrooms.
E. BATHROOM STANDARDS:
Attached dwelling units shall provide sanitary facilities (i.e., bathrooms) in conformance with the following
minimum standards:
1. Units with no more than two (2) bedrooms shall include at least one complete bathroom with a sink, a toilet, and
both a shower and bathtub.
2. Attached dwelling units with three (3) or more bedrooms shall provide no less than one and three -quarters (1-3/4)
bathrooms. A three-quarter (3/4) bathroom shall include no less than a sink, a toilet, and a shower or a bathtub.
Renton Municipal Code
Chapter 4 CITY-WIDE PROPERTY DEVELOPMENT
STANDARDS
Page 485/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
F. KITCHEN STANDARDS:
Kitchens within attached dwelling units shall provide at least one of each of the following:
1. A gas line and/or two hundred forty (240) volt electrical outlet;
2. A stove/range with an approved exhaust system;
3. A sink with dimensions no less than thirty inches (30") wide, twenty inches (20") long, and eight inches (8") deep
with a waste line drain one and one-half (1-1/2") inches or greater in diameter;
4. Contiguous open countertop of not less than four (4) square feet; and
5. A refrigerator exceeding five (5) cubic feet in capacity or space opening with an electrical outlet that may
reasonably be used for a refrigerator exceeding five (5) cubic feet in capacity.
G. STORAGE STANDARDS:
Storage space provided for attached dwelling units shall meet the following minimum requirements:
1. Closets for studios and each bedroom shall be at least two feet (2') wide by two feet (2') deep by six and one -half
feet (6-1/2') tall. The portion of a closet used to store built-in beds or other equipment shall not be included in these
minimum dimensions.
2. Dwelling units with three (3) or more bedrooms shall be provided with an entry or coat closet at least two feet (2')
wide by two feet (2') deep by six and one-half feet (6.5') tall, in addition to any other storage space requirements.
3. At least fifty-five (55) cubic feet of additional storage space, located anywhere within the building, shall be
provided for each unit.
H. MODIFICATIONS:
The Administrator shall have the authority to modify the standards of this Section, subject to the provisions of RMC
4-9-250D, Modification Procedures. (Ord. 6102, 12-12-2022)
4-4-160 VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Chapter are misdemeanors, subject to RMC 1 -3-1. (Ord. 4856,
8-21-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005; Ord. 5603, 6-6-2011; Ord. 5831, 1-23-2017; Ord.
5899, 11-19-2018. Formerly 4-4-150)
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 486/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 5
BUILDING AND FIRE PREVENTION STANDARDS
CHAPTER GUIDE: Chapter 4-5 RMC provides structural and design information typically required by architects,
engineers, and contractors. These regulations primarily consist of the 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 4-8 and 4-9 RMC. Fee-related information is located in chapter 4-1 RMC.
This Chapter last amended by Ord. 6091, November 28, 2022.
4-5-010 ADOPTION OF STATE, NATIONAL, UNIFORM, AND INTERNATIONAL CODES
4-5-020 AUTHORITY
4-5-030 MANUFACTURED/MOBILE HOME AND PARK INSTALLATION
4-5-040 RENTON ELECTRICAL CODE
4-5-050 INTERNATIONAL BUILDING CODE
4-5-051 WASHINGTON STATE ENERGY CODE ADOPTED
4-5-055 INTERNATIONAL RESIDENTIAL CODE ADOPTED
4-5-060 CONSTRUCTION ADMINISTRATIVE CODE
4-5-065 DIVERSION OF BUILDING MATERIALS FROM LANDFILLS
4-5-070 INTERNATIONAL FIRE CODE AND FIRE PREVENTION REGULATIONS
4-5-080 (Deleted by Ord. 5549, 8-9-2010 and Ord. 5555, 10-11-2010)
4-5-090 INTERNATIONAL MECHANICAL CODE ADOPTED
4-5-100 NATIONAL FUEL GAS CODE ADOPTED
4-5-110 UNIFORM PLUMBING CODE ADOPTED
4-5-120 UNDERGROUND STORAGE TANK SECONDARY CONTAINMENT REGULATIONS
4-5-125 RESIDENTIAL RENTAL REGISTRATION AND INSPECTION PROGRAM
4-5-130 INTERNATIONAL PROPERTY MAINTENANCE CODE
4-5-140 APPEALS
4-5-150 VIOLATIONS OF THIS CHAPTER AND PENALTIES
4-5-010 ADOPTION OF STATE, NATIONAL, UNIFORM, AND INTERNATIONAL CODES:
(Amd. Ord. 5085, 6-21-2004; Ord. 5297, 7-2-2007)
A. ADOPTION BY REFERENCE:
By the reference thereto made herein, said Codes, together with any and all amendments, modifications or additions
thereto hereafter printed and filed with the City Clerk as herein specified, are incorporated in and made a part of this
Chapter as fully and with the same effect as if set out herein in full, or as if adopted by subsequent amendments.
(Ord. 3214, 4-10-1978, eff. 4-19-1978)
B. AMENDMENTS:
Any and all amendments, additions or modifications to said Codes, when printed and 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 such Codes without the necessity of further adoption of such amendments, modifications or
additions by the legislative authority of the City of Renton or by ordinance.
4-5-020 AUTHORITY:
A. BUILDING OFFICIAL DUTY:
Whenever the term “administrative authority” is used in this Chapter, it shall be construed to mean the Building
Official of the City of Renton, or his duly authorized representative or agent. It shall be the duty of the Building
Inspector (or Official) in charge of issuing building permits and inspection of buildings to see that this Chapter is
enforced through the proper legal channels. He shall issue no permit for the construction or alteration of any
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 487/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
building or part thereof unless the plans, specifications and intended use of such building conform in all respects
with the provisions of this Chapter.
1. Record of Plats Required: All specifications for building permits shall be accompanied by a plat in duplicate
drawn to scale, showing the actual dimensions of the lot to be built upon, the size, the use and location of existing
buildings and buildings to be erected, and such other information as may be necessary to provide for the
enforcement of this Chapter. A careful record of such application and plats shall be kept in the office of the Building
Official or proper enforcement official. (Ord. 1472, 12 -18-1953; Amd. Ord. 3101, 1-17-1977; Amd. Ord. 3214,
4-10-1978)
B. FIRE DEPARTMENT DUTY:
The International Fire Code shall be enforced by the Fire Department pursuant to interlocal agreement and RMC
2-21-2. (Ord. 4547, 7-24-1995; Ord. 5806, 6-20-2016)
C. CITY CLERK DUTY:
The City Clerk shall keep a copy of the International, Uniform and other Codes adopted under this Chapter, together
with any amendments or additions thereto, available in the City Clerk’s Office for examination by the public. (Ord.
3214, 4-10-1978; Ord. 5810, 7-11-2016)
4-5-030 MANUFACTURED/MOBILE HOME AND PARK INSTALLATION:
A. CONSTRUCTION OF MANUFACTURED OR MOBILE HOME PARKS – PERMITS REQUIRED:
In the construction of mobile home parks, the developer shall obtain a building permit consistent with all applicable
State, County and City codes for electrical, plumbing, sanitary sewer, storm sewer, fire, street, building and all other
applicable codes. A building permit for a mobile home park shall include but is not necessarily limited to the site, its
grading and preparation, private utilities and services, private on -site streets, driveways, walkways and landscaping,
the dimensions of the individual mobile home sites and the design and construction of the individual mobile home
pads and their utility connections. Public utilities and on- or off-site public street improvements as defined in
subdivision regulations and public or private sewer, water and storm drainage systems will require a permit from the
Development Services Division. (Ord. 3746, 9-19-1983)
B. INDIVIDUAL MOBILE/MANUFACTURED HOME INSTALLATION:
1. Installation Permit Required: An installation permit from the Development Services Division shall be required
for installation of each manufactured/mobile home and to connect to utilities. An installation permit shall not be
issued for the location of any mobile home unless the mobile home park has been issued an occupancy certificate
and a license from the Building Official.
2. Installation Requirements: All mobile home installations shall comply with chapter 296 -150M WAC, entitled
Manufactured Homes. Setbacks, lot coverage and related requirements shall be completed and approved and issued
prior to the occupation of each mobile home.
3. Insignia Required: Mobile homes constructed after July 1, 1968, shall bear the insignia of approval for
plumbing, heating and electrical installation according to chapter 43.22 RCW. (Ord. 3746, 9 -19-1983; Ord. 6010,
1-25-2021)
4-5-040 RENTON ELECTRICAL CODE:
The 2020 Edition of The Washington Cities Electrical Code, Parts 1 and 3, as published by the Washington
Association of Building Officials and amended by the City of Renton, is adopted by reference, and shall be known
as the Renton Electrical Code.
The City shall at all times keep on file with the City Clerk, for reference by the general public, not less than one
copy of The Washington Cities Electrical Code. (Ord. 3217, 4-10-1978, eff. 4-19-1978; Ord. 4400, 5-3-1993; Ord.
4311, 4-15-1991; Ord. 4596, 4-8-1996; Ord. 4722, 5-11-1998; Ord. 5010, 5-19-2003; Ord. 5063, 2-23-2004; Ord.
5297, 7-2-2007; Ord. 5450, 3-2-2009; Ord. 5537, 5-17-2010; Ord. 5749, 1-12-2015; Ord. 6010, 1-25-2021)
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 488/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-5-050 INTERNATIONAL BUILDING CODE:
A. ADOPTION:
1. The 2018 Edition of the International Building Code (IBC), as adopted and amended by the State Building Code
Council in chapter 51-50 WAC, as published by the International Code Council, excluding Chapter 1,
Administration, is adopted by reference, together with the following amendments and additions. The Construction
Administrative Code, as set forth in RMC 4-5-060, shall apply in place of IBC Chapter 1, Administration.
2. Exceptions to the IBC: The provisions of this code do not apply to temporary growing structures used solely for
the commercial production of horticultural plants including ornamental plants, flowers, vegetables, and fruits.
“Temporary growing structure” means a structure that has the sides and roof covered with polyethylene, polyvinyl,
or similar flexible synthetic material and is used to provide plants with either frost protection or increased heat
retention. A temporary growing structure is not considered a building for purposes of this code.
The provisions of this code do not apply to the construction, alteration, or repair of temporary worker housing
except as provided by rule adopted under chapter 70.114A RCW or Chapter 37, Laws of 1998 (SB 6168).
“Temporary worker housing” means a place, area, or piece of land where sleeping places or housing sites are
provided by an employer for his or her employees or by another person, including a temporary worker housing
operator, who is providing such accommodations for employees, for temporary, seasonal occupancy.
3. Appendix E – Supplementary Accessibility Requirements, of the 2018 Edition of the International Building Code
is also adopted by reference.
The 2018 International Existing Building Code (IEBC) is included in the adoption of the International Building
Code as provided by Section 101.5.11 of the Construction Administrative Code, as set forth in RMC 4 -5-060.A.6,
and amended in WAC 51-50-480000, et seq., including Appendix A, Guidelines for the Seismic Retrofit of Existing
Buildings, excluding Chapter 1, Scope and Administration. The Construction Administrative Code, as set forth in
RMC 4-5-060, shall apply in place of IEBC Chapter 1, Scope and Administration; provided, that detached one -and
two-family dwellings and multiple single-family dwellings (townhouses) not more than three (3) stories above grade
plane in height with a separate means of egress, and their accessory structures not more than three (3) stories above
grade plane in height, shall comply with the IEBC or the International Residential Code (IRC).
4. The 2018 International Swimming Pool and Spa Code (ISPSC) is included in the adoption of the International
Building Code as provided by IBC Section 3109.1 and amended in WAC 51 -50-3109, and as provided by IRC
Section R326 and amended in WAC 51-51-0328, excluding Chapter 1, Scope and Administration. The Construction
Administrative Code, as set forth in RMC 4-5-060, shall apply in place of ISPSC Chapter 1, Scope and
Administration. The design and construction of swimming pools, spas and other aquatic recreation facilities shall
comply with the ISPSC, where the facility is one of the following, except that public swimming pool barriers are
regulated by WAC 246-260-031(4):
a. For the sole use of residents and invited guests at a single -family dwelling;
b. For the sole use of residents and invited guests of a duplex owned by the residents; or
c. Operated exclusively for physical therapy or rehabilitation and under the supervision of a licensed medical
practitioner.
All other “water recreation facilities” as defined in RCW 70.90.110 are regulated under chapters 246 -260 and
246-262 WAC.
5. The ICC A117.1-2009, Accessible and Useable Buildings and Facilities, is hereby adopted by reference, and all
provisions therein shall be mandatory requirements, as prescribed by the Building Official. (Amd. Ord. 5297,
7-2-2007; Ord. 5554, 10-11-2010; Ord. 5709, 4-14-2014; Ord. 5810, 7-11-2016; Ord. 6010, 1-25-2021)
B. APPLICABILITY:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 489/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
It shall be unlawful for any person, firm or corporation to erect, construct, enlarge, alter, repair, move, improve,
remove, convert or demolish, equip, use, occupy or maintain any building or structure in the city, or cause or permit
the same to be done, contrary to or in violation of any of the provisions of this Code. (Amd. Ord. 5297, 7 -2-2007)
C. CITY AMENDMENTS TO THE INTERNATIONAL BUILDING CODE:
1. Height: Section 905.3.1 of the International Building Code is amended to read as follows:
905.3.1, Height: Class III standpipe systems shall be installed throughout a building where the floor level of
the highest story is located more than twenty feet (20') above the lowest level of the fire department vehicle
access, or where the floor level of the lowest story is located more than twenty feet (20') below the highest level
of fire department vehicle access.
Exceptions:
i. Class I standpipes are allowed in buildings equipped throughout with an automatic sprinkler system in
accordance with Section 903.3.1.1 or 903.3.1.2.
ii. Class I manual standpipes are allowed in open parking garages where the highest floor is located not
more than one hundred fifty feet (150') above the lowest level of fire department vehicle access.
iii. Class I manual dry standpipes are allowed in open parking garages that are subject to freezing
temperatures, provided that the hose connections are located as required for Class II standpipes in
accordance with Section 905.5.
iv. Class I standpipes are allowed in basements equipped throughout with an automatic sprinkler system.
v. Group R-3 does not require standpipes.
2. Section 905.3 of the International Building Code is amended to add a new subsection, to read as follows:
905.3.9, High Rise Building Standpipes: Standpipe risers shall be combination standpipe/sprinkler risers
using a minimum pipe size of six inches (6"). Two (2) two and one -half-inch (2-1/2") hose connections shall be
provided on every intermediate floor level landing in every required stairway unless otherwise approved by the
fire code official. Where pressure reduction valves (PRV) are required, each hose connection shall be provided
with its own PRV. The system shall be designed to provide a minimum flow of three hundred (300) gpm at a
minimum pressure of one hundred fifty (150) psi (maximum two hundred (200) psi) at each standpipe
connection, in addition to the flow and pressure requirements contained in NFPA 14.
3. Dry Standpipes: Section 905.8 of the International Building Code is amended to read as follows:
Dry standpipes when approved by the fire code official are acceptable in other than high-rise buildings.
4. Snow Loads: Section 1608 of the International Building Code is amended as follows:
1608.1 General.
Minimum Design Roof Snow Load shall be twenty-five (25) pounds per square foot. When using this roof
snow load it will be left to the engineer’s judgment whether to consider drift or sliding snow. However, the
engineer shall consider a rain on snow surcharge of at least five (5) pounds per square foot for roof slopes less
than five degrees (5°).
All remaining sections of 1608 are not adopted.
5. Elevator Car to Accommodate Ambulance Stretcher: Section 3002.4 of the International Building Code is
amended to read as follows:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 490/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3002.4 Elevator car to accommodate ambulance stretcher. Where elevators are provided in buildings four
(4) or more stories above, or four (4) or more stories below, grade plane; or in any R -1, R-2, Group B medical
care office; or I occupancy building provided with an elevator regardless of the number of stories, at least one
(1) elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of
such a size and arrangement to accommodate an ambulance stretcher forty inches (40”) by eighty -four inches
(84”) (610 mm by 2,134 mm) with not less than five -inch (5”) (127 mm) radius corners, in the horizontal, open
position and shall be identified by the international symbol for emergency medical services (star of life). The
symbol shall not be less than three inches (3”) (76 mm) in height and shall be placed inside on both sides of the
hoistway door frame. (Ord. 5810, 7-11-2016; Ord. 6010, 1-25-2021)
D. CITY AMENDMENTS TO THE IBC RELATING TO SPRINKLER REQUIREMENTS:
The following sections of Chapter 9 of the International Building Code are amended to read as follows:
1. Section 903.2, Where required. Approved automatic sprinkler systems in new buildings and structures shall be
provided in the locations described in this Section.
All newly constructed buildings with a gross square footage of five thousand (5,000) or greater square feet,
regardless of type of use as well as zero lot line townhouses within an aggregate area of all connected townhouses
equaling five thousand (5,000) square feet or greater square feet must be sprinklered. Additions to existing buildings
which would result in a gross floor area greater than five thousand (5,000) square feet must be retrofitted with an
automatic sprinkler system.
Exceptions:
a. One time additions to Group R-3 occupancies of up to five hundred (500) square feet are permitted without
compliance with this Section.
b. One- and two-family dwellings and townhouses built in compliance with the International Residential Code
and meeting fire flow and access requirements of the City of Renton.
When not required by other provisions of this Chapter, a fire extinguishing system installed in accordance with
NFPA 13 may be used for increases and substitutions allowed in Sections 504.2, 504.3, 506.3 506.2 and Table
601. (Ord. 5810, 7-11-2016)
2. Section 903.2.1.1, Group A-1. An automatic sprinkler system shall be provided for Group A -1 occupancies
where one (1) of the following conditions exists:
a. The gross floor area exceeds five thousand (5,000) square feet;
b. The fire area has an occupant load of three hundred (300) or more;
c. The fire area is located on a floor other than the level of exit discharge; or
d. The fire area contains a multi theater complex.
3. Section 903.2.1.2, Group A-2. An automatic sprinkler system shall be provided for Group A -2 occupancies
where one (1) of the following conditions exists:
a. The gross floor area exceeds five thousand (5,000) square feet;
b. The fire area has an occupant load of one hundred (100) or more; or
c. The fire area is located on a floor other than a level of exit discharge serving such occupancies.
4. Section 903.2.1.3, Group A-3. An automatic sprinkler system shall be provided for Group A -3 occupancies
where one (1) of the following conditions exists:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 491/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. The gross floor area exceeds five thousand (5,000) square feet;
b. The fire area has an occupant load of three hundred (300) or more; or
c. The fire area is located on a floor other than a level of exit discharge serving such occupancies.
5. Section 903.2.1.4, Group A-4. An automatic sprinkler system shall be provided for Group A -4 occupancies
where one (1) of the following conditions exists:
a. The gross floor area exceeds five thousand (5,000) square feet;
b. The fire area has an occupant load of three hundred (300) or more; or
c. The fire area is located on a floor other than the level of exit discharge serving such occupancies.
6. Section 903.2.1.5, Group A-5. An automatic sprinkler system shall be provided for Group A -5 occupancies in the
following areas: concession stands, retail areas, press boxes and other accessory use areas in excess of one thousand
(1,000) square feet.
7. Section 903.2.2, Group B ambulatory health care facilities. An automatic sprinkler system shall be installed
throughout all fire areas containing a Group B ambulatory health care facility occupancy when either of the
following conditions exists at any time:
a. Four (4) or more care recipients are incapable of self-preservation.
b. One (1) or more care recipients who are incapable of self-preservation are located at other than the level of
exit discharge serving such an occupancy.
8. Section 903.2.3, Group E. An automatic sprinkler system shall be provided for Group E occupancies as follows:
a. Throughout all Group E fire areas greater than five thousand (5,000) square feet in area.
b. Throughout every portion of educational buildings below the lowest level of exit discharge serving that
portion of the building.
Exception:
Portable school classrooms, provided aggregate area of clusters of portable school classrooms does not exceed
five thousand (5,000) square feet; and clusters of portable school classrooms shall be separated as required by
the building code. (Ord. 5810, 7-11-2016)
9. Section 903.2.4, Group B, F, and S Occupancies. An automatic sprinkler system shall be provided throughout
all buildings containing a Group B, F, or S occupancy with over five thousand (5,000) square feet of gross floor
area.
10. Section 903.2.4.1, Woodworking Operations. An automatic sprinkler system shall be provided throughout all
Group F-1 occupancy fire areas that contain woodworking operations in excess of two thousand five hundred
(2,500) square feet in area which generate finely divided combustible waste or which use finely divided combustible
materials.
11. Section 903.2.5, Group H. Automatic sprinkler systems shall be provided in high-hazard occupancies as
required in Sections 903.2.5.1 through 903.2.5.3.
12. Section 903.2.5.1, General. An automatic sprinkler system shall be installed in Group H occupancies.
13. Section 903.2.5.2, Group H-5 Occupancies. An automatic sprinkler system shall be installed throughout
buildings containing Group H-5 occupancies. The design of the sprinkler system shall not be less than that required
under the International Building Code for the occupancy hazard classifications in accordance with Table 903.2.5.2.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 492/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Where the design area of the sprinkler system consists of a corridor protected by one (1) row of sprinklers, the
maximum number of sprinklers required to be calculated is thirteen (13).
TABLE 903.2.5.2
GROUP H-5 SPRINKLER DESIGN CRITERIA
LOCATION
OCCUPANCY HAZARD
CLASSIFICATION
Fabrication areas Ordinary Hazard Group 2
Service corridors Ordinary Hazard Group 2
Storage rooms without
dispensing
Ordinary Hazard Group 2
Storage rooms with
dispensing
Extra Hazard Group 2
Corridors Ordinary Hazard Group 2
14. Section 903.2.5.3 Pyroxylin Plastic. An automatic sprinkler system shall be provided in buildings, or portions
thereof, where cellulose nitrate film or Pyroxylin plastics are manufactured, stored or handled in quantities
exceeding one hundred (100) pounds.
15. Section 903.2.7, Group M. An automatic sprinkler system shall be provided throughout buildings containing a
Group M occupancy where one (1) of the following conditions exists:
a. Where a Group M gross floor area exceeds five thousand (5,000) square feet;
b. Where a Group M fire area is located more than three (3) stories above grade plane;
c. Where the combined area of all Group M fire areas on all floors, including any mezzanines, exceeds five
thousand (5,000) square feet; or
d. A Group M occupancy used for display and sale of upholstered furniture or mattresses exceeds five thousand
(5,000) square feet. (Ord. 5810, 7 -11-2016)
16. Section 903 is amended by adding Sections 903.2.8.5 and 903.2.8.6 to read as follows:
Section 903.2.8.5 – Group R-3 occupancy. When the occupancy has over five thousand (5,000) square feet of
gross floor area.
Section 903.2.8.6 – Dwellings. When proposed within all residential zones, clustered or constructed so that,
when attached, the total square foot gross floor area of all dwelling units exceeds five thousand (5,000) square
feet. For the purpose of this subsection, portions of buildings separated by one (1) or more firewalls will not be
considered a separate building. (Ord. 5810, 7-11-2016)
17. Section 903.2.9, Group S-1. An automatic sprinkler system shall be provided throughout all buildings
containing a Group S-1 occupancy where one of the following conditions exists:
a. A Group S-1 fire area exceeds five thousand (5,000) square feet.
b. A Group S-1 fire area is located more than three (3) stories above grade plane.
c. The combined area of all Group S-1 fire areas on all floors, including any mezzanines, exceeds five thousand
(5,000) square feet.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 493/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. A Group S-1 fire area used for the storage of commercial motor vehicles where the fire area exceeds five
thousand (5,000) square feet.
e. A Group S-1 occupancy used for the storage of upholstered furniture or mattresses exceeds two thousand
five hundred (2,500) square feet. (Ord. 5810, 7 -11-2016)
18. Section 903.2.9.1, Repair Garages. An automatic sprinkler system shall be provided throughout all buildings
used as repair garages in accordance with Section 406 of the International Building Code, as shown:
a. Buildings having two (2) or more stories above grade plane, including basements, with a fire area containing
a repair garage exceeding five thousand (5,000) square feet.
b. Buildings no more than one (1) story above grade plane, with a fire area containing a repair garage exceeding
five thousand (5,000) square feet.
c. Buildings with repair garages servicing vehicles parked in basements.
d. A Group S-1 fire area used for the repair of commercial motor vehicles where the fire area exceeds five
thousand (5,000) square feet. (Ord. 5810, 7-11-2016)
19. Section 903.2.9.2, Bulk Storage of Tires. Buildings and structures where the area for the storage of tires
exceeds twenty thousand (20,000) cubic feet shall be equipped throughout with an automatic sprinkler system in
accordance with Section 903.3.1.1. (Ord. 5810, 7-11-2016)
20. Section 903.2.10, Group S-2 Enclosed Parking Garages. An automatic sprinkler system shall be provided
throughout buildings classified as enclosed parking garages in accordance with Section 406.4 of the International
Building Code as follows:
a. Where the fire area of the enclosed parking garage exceeds five thousand (5,000) square feet; or
b. Where the enclosed parking garage is located beneath other groups.
Exception: Enclosed parking garages located beneath Group R-3 occupancies. (Ord. 5810, 7-11-2016)
21. Section 903.2.10.1, Commercial Parking Garages. An automatic sprinkler system shall be provided
throughout buildings used for storage of commercial motor vehicles where the fire area exceeds five thousand
(5,000) square feet. (Ord. 5810, 7-11-2016)
22. Section 903.2.11, Specific building areas and hazards. In all occupancies an automatic sprinkler system shall
be installed for building design or hazards in the locations set forth in Sections 903.2.11.1 through 903.2.11.6.
Exception: Groups R-3 and U. (Ord. 5810, 7-11-2016)
23. Section 903.2.11.1, Stories Without Openings. An automatic sprinkler system shall be installed throughout all
stories, including basements, of all buildings where the floor area exceeds one thousand five hundred (1,500) square
feet and where there is not provided at least one (1) of the following types of exterior wall openings:
a. Openings below grade that lead directly to ground level by an exterior stairway complying with Section 1009
or an outside ramp complying with Section 1010. Openings shall be located in each fifty (50) linear feet, or
fraction thereof, of exterior wall in the story on at least one (1) side. The required openings shall be distributed
such that the lineal distance between adjacent openings does not exceed fifty feet (50').
b. Openings entirely above the adjoining ground level totaling at least twenty (20) square feet in each fifty (50)
linear feet, or fraction thereof, of exterior wall in the story on at least one (1) side. The required openings shall
be distributed such that the lineal distance between adjacent openings does not exceed fifty feet (50'). (Ord.
5810, 7-11-2016)
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 494/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
24. Section 903.2.11.1.1, Opening Dimensions and Access. Openings shall have a minimum dimension of not less
than thirty inches (30"). Such openings shall be accessible to the fire department from the exterior and shall not be
obstructed in a manner that fire fighting or rescue cannot be accomplished from the exterior. (Ord. 5810, 7 -11-2016)
25. Section 903.2.11.1.2, Openings on One Side Only. Where openings in a story are provided on only one side
and the opposite wall of such story is more than seventy-five feet (75') from such openings, the story shall be
equipped throughout with an approved automatic sprinkler system or openings as specified above shall be provided
on at least two sides of the story. (Ord. 5810, 7-11-2016)
26. Section 903.2.11.1.3, Basements. Where any portion of a basement is located more than seventy -five feet (75')
from openings required by Section 903.2.11.1, or where walls, partitions or other obstructions are installed that
restrict the application of water from hose streams, the basement shall be equipped throughout with an approved
automatic sprinkler system. (Ord. 5810, 7-11-2016)
27. Section 903.2.11.2, Rubbish and Linen Chutes. An automatic sprinkler system shall be installed at the top of
rubbish and linen chutes and in their termination rooms. Chutes shall have additional sprinkler heads installed at
alternate floors and at the lowest intake. Where a rubbish chute extends through a building more than one (1) floor
below the lowest intake, the extension shall have sprinklers installed that are recessed from the drop area of the
chute and protected from freezing in accordance with Section 903.1.1. Such sprinklers shall be installed at alternate
floors beginning with the second level below the last intake and ending with the floor above the discharge. Chute
sprinklers shall be accessible for servicing. (Ord. 5810, 7-11-2016)
28. Section 903.2.11.3, Buildings Fifty -Five Feet (55') or More in Height. An automatic sprinkler system shall be
installed throughout buildings that have one or more stories with an occupant load of thirty (30) or more located
fifty-five feet (55') or more above the lowest level of fire department vehicle access, measured to the finished floor.
Exceptions:
a. Open parking structures; and
b. Occupancies in Group F-2. (Ord. 5810, 7-11-2016)
29. Section 903.2.11.4, Ducts Conveying Hazardous Exhausts. Where required by the International Mechanical
Code, automatic sprinklers shall be provided in ducts conveying hazardous exhaust, flammable or combustible
materials.
Exception: Ducts where the largest cross-sectional diameter of the duct is less than ten inches (10"). (Ord.
5810, 7-11-2016)
30. Section 903.2.11.5, Commercial Cooking Operations. An automatic sprinkler system shall be installed in a
commercial kitchen exhaust hood and duct system where an automatic sprinkler system is used to comply with
Section 904. (Ord. 5810, 7-11-2016)
31. Section 903.2.11.6, Other Required Suppression Systems. In addition to the requirements of Section 903.2,
the provisions indicated in Table 903.2.11.6 require the installation of a fire suppression system for certain buildings
and areas. (Ord. 5810, 7-11-2016)
32. Section 903.2.12, During Construction. Automatic sprinkler systems required during construction, alteration
and demolition operations shall be provided in accordance with Section 1413. (Ord. 5810, 7 -11-2016)
33. Section 903 is amended by adding Section 903.2.13, to read as follows:
Section 903.2.13, Automatic Sprinkler Systems in New Buildings:
a. Section 903.2.13.1 – A fully automatic fire protection sprinkler system is to be installed in all new buildings
in excess of five thousand (5,000) square feet total gross floor area, regardless of vertical or horizontal fire
barriers, such sprinkler system shall be designed, installed and tested as per Section 903.3.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 495/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Section 903.2.13.2 – A fully automatic fire protection sprinkler system may be required by the Chief of the
Fire Department or the Fire Code Official for buildings less than five thousand (5,000) square feet total gross
floor area when, in their judgment, supported by written documentation from a professional organization (such
as NFPA, ICC, SBCC U.L., ISO, etc.) verify that hazardous contents, critical exposure problems, limited
accessibility to the building, or other items may contribute to a definite hazard. (Ord. 5810, 7 -11-2016)
34. Section 903 is amended to add a new Section 903.2.14 to read as follows:
Section 903.2.14, Sprinkler Systems in Remodeled Buildings:
a. Section 903.2.14.1 – When existing buildings with full sprinkler systems are remodeled or added onto, the
remodeled or added on portion shall be fully sprinklered.
b. Section 903.2.14.2 – When an existing building is added onto or remodeled and the resulting total square
foot gross floor area exceeds five thousand (5,000) square feet, then the entire structure shall be fully
sprinklered. All existing non-sprinklered buildings currently exceeding five thousand (5,000) square feet where
a remodel, alteration or repair exceeds fifty percent (50%) of the building valuation within a three (3) year
period shall have a sprinkler system installed throughout the building. Valuation shall be determined from the
King County Assessor records at the time of the first application for a building permit. (Ord. 3214, 4 -10-1978;
Ord. 4351, 5-4-1992; Ord. 4358, 7-20-1992; Ord. 4546, 7-24-1995; Amd. Ord. 4768, 3-8-1999; Ord. 5010,
5-19-2003; Ord. 5085, 6-21-2004; Ord. 5554, 10-11-2010; Ord. 5709, 4-14-2014; Ord. 5810, 7-11-2016)
E. Repealed by Ord. 5297.
4-5-051 WASHINGTON STATE ENERGY CODE ADOPTED:
The Washington State Energy Code (WSEC), as adopted by the State Building Code Council in chapters 51 -11C
and 51-11R WAC, excluding the Administration sections C107 through C111 and R107 through R111, is adopted
by reference. The Construction Administrative Code, as set forth in RMC 4 -5-060, shall be applied in place of the
Administration sections C107 through C111 and R107 through R111.
Exception:
The provisions of this code do not apply to temporary growing structures used solely for the commercial production
of horticultural plants including ornamental plants, flowers, vegetables, and fruits. A temporary growing structure is
not considered a building for the purposes of this code. However, the installation of other than listed, portable
mechanical equipment or listed, portable lighting fixtures is not allowed.
The provisions of this code do not apply to the construction, alteration, or repair of temporary worker housing
except as provided by rule adopted under chapter 70.114A RCW or Chapter 37, Laws of 1998 (SB 6168).
“Temporary worker housing” means a place, area, or piece of land where sleeping places or housing sites are
provided by an employer for his or her employees or by another person, including a temporary worker housing
operator, who is providing such accommodations for employees, for temporary, seasonal occupancy. (Ord. 5297,
7-2-2007; Ord. 5555, 10-11-2010; Ord. 5710, 4-14-2014; Ord. 5810, 7-11-2016; Ord. 6010, 1-25-2021)
4-5-055 INTERNATIONAL RESIDENTIAL CODE ADOPTED:
The 2018 Edition of the International Residential Code (IRC), as adopted and amended by the State Building Code
Council in chapter 51-51 WAC, as published by the International Code Council, is adopted by reference, with the
City’s amendments thereto, as specified in subsections A and B of this Section. Chapter 1, Scope and
Administration, is not adopted and the Construction Administrative Code, as set forth in RMC 4 -5-060, shall be
used in place of IRC Chapter 1, Scope and Administration; provided, that Chapters 11 and 25 through 43 of the IRC
are not adopted. The energy code is regulated by chapter 51-11R WAC; the plumbing code is regulated by chapter
51-56 WAC; the electrical code is regulated as adopted by RMC 4-5-040. The standards for liquefied petroleum gas
installations shall be 2020 NFPA 58 (Liquefied Petroleum Gas Code) and 2018 NFPA 54 (National Fuel Gas Code).
All other fuel gas installations shall be regulated by the 2018 International Mechanical Code and 2018 International
Fuel Gas Code. Appendix Q – Tiny Houses, and Appendix U – Dwelling Unit Fire Sprinkler Systems, as found in
WAC 51-51-60105, are adopted.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 496/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
A. CITY AMENDMENTS TO IRC TABLE R301.2(1), CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA:
Table R301.2(1) of the International Residential Code is amended to read as follows:
IRC Table R301.2(1)
Climatic and Geographic Design Criteria
Ground
Snow
Load1
Wind Design2 Seismic
Design
Category3
Subject to Damage From: Winter
Design
Temp.
Ice Barrier
Underlayment
Required
Flood
Hazards5
Air
Freezing
Index
Mean
Annual
Temp. Speed
(mph)
Topographic
Effects2
Special
Wind
Region
Windborne
Debris
Zone
Weathering4 Frost
Line
Depth
Termite
20 110 See Footnote
2
No No D2 Moderate 12" Slight 24ºF No N/A 113 50ºF
Manual J Design Criteria
Elevation Latitude Winter
Heating
Summer
Cooling
Altitude Correction
Factor
Indoor Design
Temperature
Design Temperature
Cooling
Heating
Temperature
Difference
364 Feet 47º 72ºF 75ºF 0.99 72ºF 75ºF 45ºF
Cooling
Temperature
Difference
Wind Velocity
Heating
Wind Velocity
Cooling
Coincident Wet
Bulb
Daily Range Winter Humidity Summer Humidity
7ºF N/A N/A 66 Medium 82% 68%
Footnotes:
1. A roof snow load minimum of twenty -five (25) pounds per square foot (“psf”) may be used
for design. It will be left to the engineer’s judgment whether to consider drift or sliding snow.
However, rain on snow surcharge of five (5) psf must be considered for roof slopes less than
five degrees (5°).
2. Wind exposure category and Topographic effects (Wind Speed -up Kzt factor) shall be
determined on a site-specific basis by the Design Professional in Responsible Charge
(components and cladding need not consider topographic effects unless otherwise determined
by the engineer of record).
3. From IRC Table 301.2(1).
4. Weathering may require a higher strength concrete or grade of masonry than necessary to
satisfy the structural requirements of this code. The grade of masonry units shall be
determined from ASTM C 34, C 55, C 62, C 73, C 90, C 129, C 145, C 216 or C 652.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 497/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. The City of Renton participates in the National Flood Insurance Program (NFIP) as
specified in City of Renton Resolution No. 1984, dated April 21, 1975. On August 10, 2020,
the City adopted by Ordinance No. 5977, “The Flood Insurance Study (FIS) for King County,
Washington and Incorporated Areas,” effective for all communities in King County on
August 19, 2020, with the accompanying Flood Insurance Rate Maps (FIRMs). The FIS and
FIRMs are on file at the City of Renton, 1055 South Grady Way, Renton, WA 98057.
B. EXCEPTIONS:
The provisions of this code do not apply to temporary growing structures used solely for the commercial production
of horticultural plants including ornamental plants, flowers, vegetables, and fruits. “Temporary growing structure”
means a structure that has the sides and roof covered with polyethylene, polyvinyl, or similar flexible synthetic
material and is used to provide plants with either frost protection or increased heat retention. A temporary growing
structure is not considered a building for purposes of this code.
The provisions of this code do not apply to the construction, alteration, or repair of temporary worker housing
except as provided by rule adopted under chapter 70.114A RCW or Chapter 37, Laws of 1998 (SB 6168).
“Temporary worker housing” means a place, area, or piece of land where sleeping places or housing sites are
provided by an employer for his or her employees or by another person, including a temporary worker housing
operator, who is providing such accommodations for employees, for temporary, seasonal occupancy. (Ord. 5085,
6-21-2004; Amd. Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012; Ord. 5710, 4-14-2014; Ord.
5810, 7-11-2016; Ord. 6010, 1-25-2021)
4-5-060 CONSTRUCTION ADMINISTRATIVE CODE:
A. SECTION 101 – GENERAL:
1. 101.1 Title. These regulations shall be known as the Construction Administrative Code of the City of Renton,
hereinafter referred to as “this code”.
2. 101.2 Scope. The provisions of this Construction Administrative Code shall apply to building, plumbing, and
mechanical permits and the following “Construction Codes”:
a. 2018 International Building Code – WAC 51-50;
b. 2018 International Residential Code – WAC 51-51;
c. 2018 International Mechanical Code – WAC 51-52;
d. 2018 National Fuel Gas Code (ANSI Z223.1/NFPA 54) – WAC 51-52;
e. 2020 Liquefied Petroleum Gas Code (NFPA 58) – WAC 51-52;
f. 2018 Uniform Plumbing Code – WAC 51-56 and 51-57;
g. 2020 National Electrical Code (NFPA 70);
h. 2018 International Property Maintenance Code;
i. 2018 International Existing Building Code – WAC 51-50-48000; and
j. 2018 International Swimming Pool and Spa Code – WAC 51-50-3109 and WAC 51-51-0329. (Ord. 5749,
1-12-2015; Ord. 5810, 7-11-2016; Ord. 5888, 10-8-2018)
3. 101.2.1 Definitions. For the purpose of this section, certain terms, phrases, words and their derivatives shall have
the meanings set forth in this section. Where terms are not defined, they shall have their ordinary accepted meanings
within the context with which they are used. Webster’s Third International Dictionary of the English Language,
Unabridged, latest edition, shall be considered as providing ordinary accepted meanings. Words used in the singular
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 498/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
include the plural and the plural the singular. Words used in the masculine gender include the feminine and the
feminine the masculine.
a. “Action” means a specific response complying fully with a specific request by the jurisdiction.
b. “Building service equipment” means and refers to the plumbing, mechanical and electrical equipment
including piping, wiring, fixtures, and other accessories which provide sanitation, lighting, heating, ventilation,
cooling, refrigeration, firefighting, and transportation facilities essential to the occupancy of the building or
structure for its designated use.
c. “Complete response” means an adequate response to all requests from City staff in sufficient detail to allow
the application to be processed.
d. “Occupancy” means the purpose for which a building, or part thereof, is used or intended to be used.
e. “Shall,” as used in this section, is mandatory.
f. “Valuation” or “value” as applied to a building or building service equipment, means and shall be the
estimated cost to replace the building and its building service equipment in kind, based on current replacement
costs. It shall also include the contractor’s overhead and profit.
4. 101.3 Appendices. Provisions in the appendices shall not apply unless specifically adopted.
5. 101.4 Intent. The purpose of the Construction Codes and the Construction Administrative Code is to establish the
minimum requirements to provide a reasonable level of safety, public health, and general welfare through structural
strength, means of egress facilities, stability, sanitation, adequate light and ventilation, energy conservation, and
safety to life and property from fire and other hazards attributed to the built environment and to provide a reasonable
level of safety to fire fighters and emergency responders during emergency operations. (Ord. 5810, 7 -11-2016)
6. 101.5 Referenced Codes. The codes listed in subsections RMC 4-5-060.A.6.a, 101.5.1 International Building
Code – Scope, through RMC 4-5-060.A.6.k, 101.5.10 Ventilation, and referenced elsewhere in the Construction
Codes and the Construction Administrative Code shall be considered part of the requirements of the Construction
Codes and the Construction Administrative Code to the prescribed extent of each such reference.
a. 101.5.1 International Building Code – Scope. The provisions of the International Building Code (IBC)
shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and
occupancy, location, maintenance, removal, and demolition of every building or structure or any appurtenances
connected or attached to such buildings or structures.
Exception: Detached one (1) - and two (2) - family dwellings and multiple single-family dwellings
(townhouses) not more than three (3) stories above grade plane in height with separate means of egress and
their accessory structures not more than three (3) stories above grade plane in height shall comply with the
International Residential Code. (Ord. 5810, 7-11-2016)
b. 101.5.2 International Residential Code – Scope. The provisions of the International Residential Code for
One- and Two-Family Dwellings (IRC) shall apply to the construction, alteration, movement, enlargement,
replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one (1) - and
two (2) - family dwellings and multiple single-family dwellings (townhouses) not more than three (3) stories
above grade plane in height with a separate means of egress and their accessory structures not more than three
(3) stories above grade plane in height, including adult family homes, foster family care homes and family day
care homes licensed by the Washington state department of social and health services.
Exception: Live/work units located in townhouses complying with the requirements of Section 419 of the
International Building Code shall be permitted to be constructed in accordance with the International
Residential Code for One- and Two-Family Dwellings. Fire suppression required by Section 419.5 of the
International Building Code where constructed under the International Residential Code for One - and
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 499/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Two-Family Dwellings shall conform to Section P2904 of the International Residential Code. (Ord. 5810,
7-11-2016)
c. 101.5.3 Electrical Code – Scope. The provisions of the Renton Code apply to the installation of electric
conductors, electric equipment, alterations, modifications or repairs to existing electrical installations for the
following:
i. Electrical conductors, electrical equipment, and electrical raceways installed within or on public and
private buildings, property or other structures.
ii. Signaling and communications conductors and equipment, telecommunications conductors and
equipment, fiber optic cables, and raceways installed within or on public and private buildings, property or
other structures.
iii. Yards, lots, parking lots, and industrial substations.
iv. Temporary electrical installations for use during the construction of buildings.
v. Temporary electrical installations for carnivals, conventions, festivals, fairs, traveling shows, the
holding of religious services, temporary lighting of streets, or other approved uses.
vi. Installations of conductors and equipment that connect to a supply of electricity.
vii. All other outside electrical conductors on the premises.
viii. Optional standby systems derived from portable generators.
Exception: Installations under the exclusive control of electric utilities for the purpose of communication,
transmission, and distribution of electric energy located in buildings used exclusively by utilities for such
purposes or located outdoors on property owned or leased by the utilities or on public highways, streets, roads,
etc., or outdoors by established rights on private property.
It is the intent of this section that this code covers all premises’ wiring or wiring other than utility owned
metering equipment, on the load side of the service point of buildings, structures, or any other premises not
owned or leased by the utility. Also, it is the intent that this code covers installations in buildings used by the
utility for purposes other than listed above, such as office buildings, warehouses, garages, machine shops, and
recreational buildings which are not an integral part of a generating plant, substation, or control center.
The provisions of 296-46B WAC may also apply to electrical installations and alterations. The provisions of
Chapter 480-93 WAC are enforced by the Washington Utilities and Transportation Commission, while the
provisions of Chapter 296-46B WAC are enforced by the Washington State Department of Labor and
Industries.
d. 101.5.4 Gas Code – Scope. The provisions of the National Fuel Gas Code (NFGC) shall apply to the
installation of gas piping from the point of delivery, gas appliances and related accessories as covered in this
code when utilizing natural gas and gaseous hydrogen except those regulated by the International Residential
Code (IRC) and those utilizing LPG. These requirements apply to gas piping systems extending from the point
of delivery to the inlet connections of appliances and the installation and operation of residential and
commercial gas appliances and related accessories.
e. 101.5.5.1 Mechanical Code – Scope. The provisions of the International Mechanical Code (IMC) shall
apply to the design, installation, maintenance, alteration and inspection of mechanical systems that are
permanently installed and utilized to provide control of environmental conditions and related processes within
buildings. The International Mechanical Code shall also regulate those mechanical systems, system
components, equipment and appliances specifically addressed herein. The installation of fuel gas distribution
piping and equipment, fuel gas-fired appliances and fuel gas-fired appliance venting systems shall be regulated
by the National Fuel Gas Code.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 500/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Exceptions:
i. Detached one (1) - and two (2) - family dwellings and multiple single-family dwellings (townhouses)
not more than three (3) stories high with separate means of egress and their accessory structures shall
comply with the International Residential Code.
ii. The standards for liquefied petroleum gas (LPG) installations shall be NFPA 58 (Liquefied Petroleum
Gas Code) and ANSI Z223.1/NFPA 54 (National Fuel Gas Code).
f. 101.5.5.2 Other authorities. In addition to the International Mechanical Code, provisions of Chapter 480 -93
WAC regarding gas pipeline safety may also apply to single meter installations serving more than one (1)
building. The provisions of Chapter 480 -93 WAC are enforced by the Washington Utilities and Transportation
Commission.
g. 101.5.6 Plumbing Code – Scope. The provisions of the Uniform Plumbing Code (UPC) shall apply to the
installation, alteration, repair and replacement of plumbing systems, including equipment, appliances, fixtures,
fittings and appurtenances, and where connected to a water or sewage system and all aspects of a medical gas
system.
h. 101.5.7 Property maintenance. The provisions of the International Property Maintenance Code, as
amended by RMC 4-5-130 shall apply to existing structures to provide minimum standards to safeguard life or
limb, health, property, and public welfare by regulating and controlling the use and occupancy, location, and
maintenance of all residential buildings and other structures within this jurisdiction.
i. 101.5.8 Fire prevention. The provisions of the International Fire Code (IFC) shall apply to matters affecting
or relating to structures, processes, premises and safeguards from the hazard of fire and explosion arising from
the storage, handling or use of structures, materials or devices; from conditions hazardous to life, property or
public welfare in the occupancy or operation of structures or premises; from matters related to the construction,
extension, repair, alteration or removal of fire suppression and alarm systems or fire hazards in the structure or
on the premises from occupancy or operation: and matters related to preparedness for natural or manmade
disasters; and from conditions affecting the safety of fire fighters and emergency responders during emergency
procedures. (Ord. 5810, 7-11-2016)
j. 101.5.9 Energy Code – Scope. The provisions of the Washington State Energy Code (WSEC) shall apply to
all matters governing the design and construction of buildings for energy efficiency. WAC 51 -11R applies to
residential buildings, building sites, associated systems and equipment, and WAC 51 -11C applies to
commercial buildings, building sites, associated systems and equipment. (Ord. 5810, 7 -11-2016)
k. 101.5.10 Ventilation. The provisions of the mechanical code shall apply to all occupancies to govern
minimum requirements for ventilation.
l. 101.5.11 International Existing Building Code – Scope. The provisions of the International Existing
Building Code shall apply to matters governing the repair, alteration, change of occupancy, addition to and
relocation of existing buildings.
i. 101.5.11.1 Buildings previously occupied. The legal occupancy of any building existing on July 1,
2016 shall be permitted to continue without change, except as is specifically covered in this code, the
International Fire Code, or as deemed necessary by the code official to mitigate an unsafe building. For the
purpose of this section, “unsafe building” is not to be construed to mean a mere lack of compliance with
the current code.
ii. 101.5.11.2 Appendices. The code official is authorized to require rehabilitation and retrofit of
buildings, structures, or individual structural members in accordance with the appendices of this code if
such appendices have been individually adopted. Appendix A of the International Existing Building Code,
Guidelines for the Seismic Retrofit of Existing Buildings, is hereby adopted as part of this code without
any specific adoption by the local jurisdiction. (Ord. 5810, 7-11-2016)
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 501/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
m. 101.5.12 International Swimming Pool and Spa Code – Scope. The provisions of this code shall apply to
the construction, alteration, movement, renovation, replacement, repair and maintenance of aquatic recreation
facilities, pools and spas. The pools and spas covered by this code are either permanent or temporary, and shall
be only those that are designed and manufactured to be connected to a circulation system and that are intended
for swimming, bathing or wading. Swimming pools, spas and other aquatic recreation facilities shall comply
with the International Swimming Pool and Spa Code, where the facility is one of the following:
i. For the sole use of residents and invited guests at a single -family dwelling;
ii. For the sole use of residents and invited guests of a duplex owned by the residents; or
iii. Operated exclusively for physical therapy or rehabilitation and under the supervision of a licensed
medical practitioner.
Public swimming pool barriers shall be regulated by WAC 246 -260-031(4). All other “water recreation
facilities” as defined in RCW 70.90.110 are regulated under chapters 246 -260 and 246-262 WAC. (Ord. 5810,
7-11-2016)
B. SECTION 102 – APPLICABILITY:
1. 102.1.1 General. Where there is a conflict between a general requirement and a specific requirement, the specific
requirement shall be applicable. Where, in any specific case, different sections of the Construction Codes specify
different materials, methods of construction or other requirements, the most restrictive shall govern except that the
hierarchy of the codes named in RCW 19.27 shall govern.
2. 102.1.2 New Installations. The adopted Construction Codes apply to new installations.
Exception: If an electrical, plumbing or mechanical permit application is received after the adopted Construction
Codes have taken effect, but is identified with a building permit application received prior to the effective date of the
ordinance codified in this section, all applicable codes adopted and in force at the time of a complete building permit
application will apply. (Ord. 5810, 7-11-2016)
3. 102.1.3 Existing installations. Lawfully installed existing installations that do not comply with the provisions of
the adopted Construction Codes shall be permitted to be continued without change, except as specifically authorized
by this section, the International Existing Building Code, the International Property Maintenance Code, the
International Fire Code or as is deemed necessary by the building official for the general safety and welfare of the
occupants and the public. Where changes are required for correction of hazards, a reasonable amount of time shall
be given for compliance, depending on the degree of the hazard. (Ord. 5810, 7 -11-2016)
4. 102.1.4 Maintenance. Buildings and structures, including their electrical, plumbing and mechanical systems,
equipment, materials and appurtenances, both existing and new, and parts thereof shall be maintained in proper
operating condition in accordance with the original design and in a safe, hazard -free condition. Devices or
safeguards that are required by the adopted Construction Codes shall be maintained in compliance with the code
edition under which installed. The owner or the owner’s designated agent shall be responsible for the maintenance
of the systems and equipment. To determine compliance with this provision, the code official shall have the
authority to require that the systems and equipment be reinspected. (Ord. 5810, 7 -11-2016)
5. 102.1.5 Additions, alterations, modifications or repairs. Additions, alterations, modifications or repairs to a
building or structure or to the electrical, plumbing or mechanical system(s) of any building, structure, or premises
shall conform to the requirements of the adopted Construction Codes. However, those portions of the existing
building or system not being altered or modified are only required to comply with all the requirements of the
adopted Construction Codes when specifically required in this chapter, the International Existing Building Code, the
International Property Maintenance Code, the International Fire Code, or when deemed necessary by the building
official for the general safety and welfare of the occupants and the public. Installations, additions, alterations,
modifications, relocations or repairs shall not cause an existing building to become unsafe or to adversely affect the
performance of the building as determined by the building official or designated representative. Electrical wi ring
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 502/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
added to an existing service, feeder, or branch circuit shall not result in an installation that violates the provisions of
the code in force at the time the additions were made. (Ord. 5810, 7 -11-2016)
6. 102.2 Other laws. The provisions of the Construction Codes and the Construction Administrative Code shall not
be deemed to nullify any provisions of local, state or federal law.
7. 102.3 Application of references. References to chapter or section numbers, or to provisions not specifically
identified by number, shall be construed to refer to such chapter, section or provision of the Construction Codes.
8. 102.4 Existing structures and installations. The legal occupancy of any structure existing on the date of
adoption of the Construction Codes shall be permitted to continue without change, except as is specifically covered
in the referenced codes listed in RMC 4-5-060.A.6, 101.5 Referenced Codes, this code, or as is deemed necessary by
the building official for the general safety and welfare of the occupants and the public.
9. 102.5 Added electrical wiring. Electrical wiring added to an existing service, feeder, or branch circuit shall not
result in an installation that violates the provisions of this section in force at the time the additions were made.
10. 102.6.1 Moved buildings. Buildings or structures moved into or within a jurisdiction shall comply with the
provisions of this code, the International Existing Building Code (WAC 51 -50) when applicable, the International
Residential Code (WAC 51-51), the International Building Code (WAC 51-50), the International Mechanical Code
(WAC 51-52), the International Fire Code (WAC 51 -54), the Uniform Plumbing Code and Standards (WAC 51-56
and 51-57), and the Washington State Energy Code (WAC 51-11).
Exception: Group R-3 buildings or structures are not required to comply if:
a. The original occupancy classification is not changed; and
b. The original building is not substantially remodeled or rehabilitated.
For the purposes of this section a building shall be considered to be substantially remodeled when the costs of
remodeling exceed sixty percent (60%) of the value of the building exclusive of the costs relating to preparation,
construction, demolition or renovation of foundations. Valuation shall be determined from the King County
Assessor records at the time of the first application for a building permit. (Ord. 5810, 7 -11-2016)
11. 102.6.2 Moved Buildings, Electrical.
a. Nonresidential buildings or structures moved into or within the jurisdiction must be inspected to ensure
compliance with current requirements of this section.
b. Residential buildings or structures moved into the jurisdiction must be inspected to ensure compliance with
the NEC requirements in effect at the time and place the original wiring was made. The building or structure
must be inspected to ensure compliance with all current requirements of Chapter 19.28 RCW and the rules
developed by the department if:
i. The original occupancy classification of the building or structure is changed as a result of the move; or
ii. The building or structure has been substantially remodeled or rehabilitated as a result of the move.
12. 102.7.1 Referenced codes and standards. The codes and standards referenced in the Construction Codes shall
be considered part of the requirements of the Construction Codes to the prescribed extent of each such reference.
Where differences occur between provisions of the Construction Codes and referenced codes and standards, the
provisions of the Construction Codes shall apply.
Exception. Where enforcement of a code provision would violate the conditions of the listing of equipment or an
appliance, the conditions of the listing and the manufacturer’s installation instructions shall apply.
13. 102.7.2 International Fire Code - Referenced codes and standards. The codes and standards referenced in
this code shall be those that are listed in Chapter 80, except all references to the NFPA 70 National Electrical Code
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 503/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
shall be substituted with the phrase, “Renton Electrical Code”. Such codes and standards shall be considered part of
the requirements of this code to the prescribed extent of each such reference as determined or modified by the fire
code official. In the event the referenced codes are inconsistent with this code, this code shall apply. (Ord. 5810,
7-11-2016)
14. 102.8 Partial invalidity. In the event that any part or provision of the Construction Codes is held to be illegal or
void, this shall not have the effect of making void or illegal any of the other parts or provisions.
15. 102.9 Requirements not covered by code. Requirements necessary for the strength, stability or proper
operation of an existing or proposed structure or installation, or for the public safety, health and general welfare, not
specifically covered by this code, shall be determined by the building official.
16. 102.10 Structures in Areas of Special Flood Hazard. Buildings located in Areas of Special Flood Hazard shall
be regulated under the International Building Code or the International Residential Code, and the Renton Municipal
Code.
C. SECTION 103 – ENFORCEMENT AUTHORITY:
1. 103.1 Creation of Enforcement Agency. The building section is hereby created and the official in charge thereof
shall be known as the building official.
2. 103.2 Building official. The building official is responsible for administration and interpretation of the
Construction Administrative Code and the Construction Codes, except that the fire marshal or his or her designee
shall be responsible for administration and interpretation of the International Fire Code.
3. 103.3 Deputies. The building official may delegate authority to a deputy building official, related technical
officers, code enforcement officers, inspectors, plan examiners or other City employees. Such employees shall have
powers as delegated by the building official.
4. 103.4 Fire Marshal/Deputy(s)/Assistant(s). In accordance with prescribed procedures of this jurisdiction, the
fire code official shall have the authority to appoint a Fire Marshal, Deputy Fire Marshal(s) and/or Assistant Fire
Marshal(s), other related technical officers, inspectors and other employees.
5. 103.5 Assistance from other agencies. Police and other enforcement agencies shall have authority to render
necessary assistance in the investigation of fires or the enforcement of this code as requested by the fire code
official, or his/her designee.
6. 103.6 Obstructing operations. No person shall obstruct the operations of the Fire and Emergency Services
Department in connection with extinguishment, control, or investigation of any fire or actions relative to other
emergencies, or disobey any lawful command of the fire chief or officer of the Fire and Emergency Services
Department in charge of the emergency, or any part thereof, or any lawful order of a police officer assisting the Fire
and Emergency Services Department.
D. SECTION 104 – ORGANIZATION AND DUTIES:
1. 104.1 General. The building official is hereby authorized and directed to administer, interpret and enforce the
provisions of this Construction Administrative Code and all Construction Codes using inspector consultation, except
the International Fire Code. After consulting with the inspectors, the building official shall have the authority to
render interpretations of said codes and to adopt policies and procedures in order to clarify the application of their
provisions. Such interpretations, policies and procedures shall be consistent with the intent and purpose of the codes
and shall not have the effect of waiving requirements specifically provided for in the codes. All references in this
code to the “department of fire prevention within the jurisdiction” shall be synonymous with the Fire and
Emergency Services Department under the direction of the fire code official. The function of the department shall be
the implementation, administration and enforcement of the provisions of this code.
2. 104.2 Liability. The building official, or employee charged with the enforcement of this code, while acting in
good faith and without malice in the discharge of the duties required by this code or other pertinent law or
ordinance, shall not thereby be rendered civilly or criminally liable personally and is hereby relieved from personal
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 504/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
liability for any damage accruing to persons or property as a result of any act or by reason of an act or omission in
the discharge of official duties. Any suit or criminal complaint instituted against an officer or employee because of
an act performed by that officer or employee in the lawful discharge of duties while acting in good faith and without
malice and under the provisions of this code shall be defended by legal representative of the jurisdiction until the
final termination of the proceedings. The building official or subordinate shall not be liable for cost in any action,
suit or proceeding that is instituted in pursuance of the provisions of this code. (Ord. 5810, 7 -11-2016)
3. 104.3 Applications and permits. The building official shall receive applications, review construction documents
and issue permits for the erection, alteration, demolition and moving of buildings, structures and building service
equipment, inspect the premises for which such permits have been issued and enforce compliance with the
provisions of the Construction Codes and the Construction Administrative Code.
4. 104.4 Notices and orders. The building official shall issue all necessary notices or orders to ensure compliance
with the Construction Codes and the Construction Administrative Code.
5. 104.5 Declaration of emergency - tagging of buildings. Following a City of Renton-issued formal declaration of
emergency, the building official shall be authorized to evaluate and provide building safety evaluations. Evaluations
shall generally follow standards from the Applied Technology Council ATC 20, ATC 20 -1, or ATC 45 manuals.
The procedure shall allow for the tagging of buildings as “Inspected,” “Limited Entry” or “Unsafe.” Notice of orders
pertaining to dangerous buildings and appeal procedures established under adopted building codes shall not apply
under official declarations of emergency.
6. 104.6 Inspections. The building official shall make all of the required inspections, or the building official shall
have the authority to accept reports of inspection by approved agencies or individuals. Reports of such inspections
shall be in writing and be certified by a responsible officer of such approved agency or by the responsible individual.
The building official is authorized to engage such expert opinion as deemed necessary to report upon unusual
technical issues that arise at the applicant’s expense.
7. 104.7 Identification. The building official shall carry proper identification when inspecting structures or premises
in the performance of duties under the Construction Codes and the Construction Administrative Code.
8. 104.8 Right of entry. Where it is necessary to make an inspection to enforce the provisions of the Construction
Codes and the Construction Administrative Code, or where the building official has reasonable cause to believe that
there exists in a structure or upon a premises a condition which is contrary to or in violation of the Construction
Codes and the Construction Administrative Code which makes the structure or premises unsafe, dangerous or
hazardous, the building official is authorized to enter the structure or premises at reasonable times to inspect or to
perform the duties imposed by the Construction Codes and the Construction Administrative Code, provided that if
such structure or premises be occupied that credentials be presented to the occupant and entry requested. If such
structure or premises is unoccupied, the building official shall first make a reasonable effort to locate the owner, the
owner’s authorized agent or other person having charge or control of the structure or premises and request entry. If
entry is refused, the building official shall have recourse to the remedies provided by law to secure entry.
Where the code official has first obtained a proper inspection warrant or other remedy provided by law to secure
entry, an owner, the owner’s authorized agent or occupant or person have charge, care or control of the building or
premises shall not fail or neglect to promptly permit entry therein by the code official for the purpose of inspection
and examination pursuant to the applicable construction code. (Ord. 5810, 7-11-2016)
9. 104.9 Department records. The building official shall keep official records of applications received, permits and
certificates issued, fees collected, reports of inspections, and notices and orders issued. Such records shall be
retained in the official records for the period required for retention of public records.
10. 104.10 Approved materials and equipment. Materials, equipment and devices approved by the building
official shall be constructed and installed in accordance with such approval.
11. 104.11 Used materials and equipment. The use of used materials and building service equipment which meet
the requirements of this code for new materials is permitted. Used equipment and devices shall not be reused unless
prior approval is obtained from the building official.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 505/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
12. 104.12 Modifications. Wherever there are practical difficulties involved in carrying out the provisions of the
Construction Codes and the Construction Administrative Code, the building official shall have the authority to grant
modifications for individual cases, upon application of the owner or owner’s authorized agent, provided the building
official shall first find that special individual reason makes the strict letter of the Construction Codes and the
Construction Administrative Code impractical and the modification is in compliance with the intent and purpose of
the Construction Codes and the Construction Administrative Code and that such modification does not lessen health,
accessibility, life and fire safety, or structural requirements. The details of action granting modifications shall be
recorded and entered in the files of the department. The building official is authorized to charge an additional fee to
evaluate any proposed modification under the provisions of this section. (Ord. 5810, 7 -11-2016)
13. 104.13 Alternative materials, design and methods of construction and equipment. The provisions of the
Construction Codes are not intended to prevent the installation of any material or to prohibit any design or method
of construction not specifically prescribed by the Construction Codes, provided that any such alternative has been
approved by the building official. An alternative material, design or method of construction shall be approved where
the building official finds that the proposed design is satisfactory and complies with the intent of the provisions of
the Construction Codes, and that the material, method or work offered is, for the purpose intended, at least the
equivalent of that prescribed in the Construction Codes in quality, strength, effectiveness, fire resistance, durability
and safety. Where the alternative material, design or method of construction is not approved, the building official
shall respond in writing, stating the reasons why the alternative was not approved. The building official is authorized
to charge an additional fee to evaluate any proposed alternate material, design and/or method of construction and
equipment under the provisions of this section. (Ord. 5810, 7-11-2016)
14. 104.14 Research reports. Supporting data, where necessary to assist in the approval of materials or assemblies
not specifically provided for in the Construction Codes, shall consist of valid research reports from approved
sources.
15. 104.15 Tests. Whenever there is insufficient evidence of compliance with the provisions of the Construction
Codes, or evidence that a material or method does not conform to the requirements of the Construction Codes, or in
order to substantiate claims for alternative materials or methods, the building official shall have the authority to
require tests as evidence of compliance to be made at no expense to the jurisdiction. Test methods shall be as
specified in the Construction Codes or by other recognized test standards. In the absence of recognized and accepted
test methods, the building official shall approve the testing procedures. Tests shall be performed by an approved
agency. Reports of such tests shall be retained by the building official for the period required for retention of public
records.
16. 104.16.1 Responsibility for compliance. Compliance with the requirements of this code is the obligation of the
owner of the building, structure, or premises, the duly authorized agent of the owner, and other persons responsible
for the condition or work, and not of the City or any of its officers, employees or agents.
17. 104.16.2 Responsibilities of registered design professional in responsible charge. It is the responsibility of
the registered design professional in responsible charge to ensure that the information in the construction documents
is complete, accurate, and, to the best of the design professional’s knowledge, conforms to the requirements of this
code.
18. 104.16.3 Responsibilities of structural engineer in responsible charge. It is the responsibility of the structural
engineer in responsible charge to:
a. Design the primary structure;
Exception: A licensed engineer other than the structural engineer in responsible charge may design the primary
structure of single-story metal buildings.
b. Specify design loads, configurations, controlling dimensions, deflection limits and/or other criteria necessary
for the design of secondary structural components and sub-systems and the selection of structurally qualified
products;
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 506/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Determine the adequacy and conformance of the application of the structurally qualified products with the
design intent of the City-approved construction documents;
d. Review for compatibility with the City-approved construction documents previously approved by the
building official, the deferred submittals for the primary structural frame and the design and deferred submittals
for secondary members for the following structural elements:
i. Wood trusses;
ii. Glu-lam beams;
iii. Steel joists;
iv. Structural steel;
v. Steel decking;
vi. Prefabricated stair systems;
vii. Precast concrete piles;
viii. Post-tensioned floor systems;
ix. Curtain wall systems;
x. Precast prestressed planks;
xi. Major skylight frames; and
xii. Precast concrete/masonry wall panels.
The building official may approve additions to, or deletions from this list for specific projects. If there is no
structural engineer in responsible charge on the project, the architect in responsible charge shall assume these
responsibilities.
19. 104.16.4 Responsibilities of contractor. It is the responsibility of the contractor to perform all the work in
conformance with the City-approved construction documents.
20. 104.16.5 Responsibilities of plans examiner. It is the responsibility of the plans examiner to verify that the
description of the work in the construction documents is substantially complete, and to require corrections where, to
the best of the plans examiner's knowledge, the construction documents do not conform to this code or other
pertinent laws and ordinances.
21. 104.16.6 Responsibilities of field inspector. It is the responsibility of the field inspector to conduct inspections
to verify that the work in progress conforms with the approved construction documents and to require corrections
where, to the best of the field inspector's knowledge, the work either does not conform to the construction
documents or where the work is in violation of this code or other pertinent laws and ordinances.
E. SECTION 105 – PERMITS:
1. 105.1 Required. Any owner or owner’s authorized agent who intends to construct, enlarge, alter, repair, move,
demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove,
convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by the
Construction Codes and the Construction Administrative Code, or to cause any such work to be done, shall first
make application to the building official and obtain the required permit.
a. 105.1.1 Annual permit. In lieu of an individual permit for each alteration to an already approved electrical,
gas, mechanical or plumbing installation, the building official is authorized to issue an annual permit upon
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 507/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
application therefor to any person, firm or corporation regularly employing one or more qualified tradespersons
in the building, structure or on the premises owned or operated by the applicant for the permit.
b. 105.1.2 Annual permit records. The person to whom an annual permit is issued shall keep a detailed record
of alterations made under such annual permit. The building official shall have access to such records upon
request during the time of inspection and such records shall be filed with the building official as designated.
c. 105.1.3 Electrical permit required. In accordance with Chapter 19.28 RCW, an electrical permit is required
for the following installations:
i. The installation, alteration, repair, replacement, modification or maintenance of all electrical systems,
wire and electrical equipment regardless of voltage.
ii. The installation and/or alteration of low voltage systems defined as:
(a) NEC, Class 1 power limited circuits at thirty (30) volts maximum.
(b) NEC, Class 2 circuits powered by a Class 2 power supply as defined in NEC 725.41(A).
(c) NEC, Class 3 circuits powered by a Class 3 power supply as defined in NEC 725.41(A).
iii. Telecommunications Systems.
(a) All installations of telecommunications systems on the customer side of the network demarcation
point for projects greater than ten (10) telecommunications outlets.
(b) All backbone installations regardless of size and all telecommunications cable or equipment
installations involving penetrations of fire barriers or passing through hazardous locations require
permits and inspections.
(c) The installation of greater than ten (10) outlets and the associated cables along any horizontal
pathway from a telecommunications closet to work areas during any continuous ninety (90) - day
period requires a permit and inspection.
(d) In Residential Groups R-1 and R-2 occupancies as defined in the International Building Code,
permits and inspections are required for all backbone installations, all penetrations of fire -resistive
walls, ceilings and floors; and installations of greater than ten (10) outlets in common areas.
(e) Definitions of telecommunications technical terms will come from Chapter 19.28 RCW, the
currently adopted WAC rules, EIA/TIA standards, and the NEC.
d. 105.1.4 Grading permit required. No person shall do any grading without first obtaining a grading permit
from the building official. (Ord. 5810, 7-11-2016)
2. 105.2 Work exempt from permit. Exemptions from permit requirements related to the Construction Codes shall
not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of the
Construction Codes or any other laws or ordinances of this jurisdiction. Permit exemptions shall not apply to Areas
of Flood Hazard and City Land Use Critical Areas. Permits shall not be required for the following:
a. Public service agencies or Work in the Public Way.
i. A permit shall not be required for the installation, alteration or repair of generation, transmission,
distribution or metering or other related equipment that is under the ownership and control of public
service agencies established by right.
ii. A permit shall not be required for work located primarily in a public way, public utility towers and
poles (but not exempting wireless communications facilities not located in a public way) and hydraulic
flood control structures.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 508/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Grading.
i. An excavation below existing finished grade for basements and footings of an existing building,
retaining wall or other structure authorized by a valid building permit. This shall not exempt any
excavation having an unsupported height greater than five feet (5’).
ii. An excavation of less than fifty (50) cubic yards of materials which:
(a) is less than two (2) feet in depth and/or
(b) which does not create a cut slope of a ratio steeper than two (2) horizontal to one (1) vertical.
(c) A fill of less than fifty (50) cubic yards of material which is less than one foot (1’) in depth and
placed on natural terrain with a slope flatter than five (5) horizontal to one (1) vertical.
c. Building.
i. One story detached accessory structures constructed under the provisions of the IRC used as tool and
storage sheds, tree supported play structures, playhouses and similar uses, provided the floor area does not
exceed two hundred (200) square feet (18.58 m 2).
ii. Fences not over six feet (6') (1,829 mm) high.
iii. Oil derricks.
iv. Retaining walls and rockeries which are not over four feet (4') (1,219 mm) in height measured from the
bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II or
III-A liquids.
v. Water tanks supported directly on grade if the capacity does not exceed five thousand (5,000) gallons
(18,925 L) and the ratio of height to diameter or width does not exceed two (2) to one.
vi. Sidewalks, decks and driveways not more than thirty inches (30") (762 mm) above grade and not over
any basement or story below and which are not part of an accessible route.
vii. In-kind re-roofing of one- and two (2) family dwellings provided the roof sheathing is not removed or
replaced.
viii. Painting, nonstructural wood and vinyl siding, papering, tiling, carpeting, cabinets, counter tops and
similar finish work, provided that existing, required accessible features are not altered.
ix. Temporary motion picture, television and theater stage sets and scenery.
x. Prefabricated swimming pools accessory to one- and two (2) family dwellings or Group R-3 occupancy
which are less than twenty four inches (24") (610 mm) deep, do not exceed five thousand (5,000) gallons
(18,925 L) and are installed entirely above ground.
xi. Shade cloth structures constructed for garden nursery or agricultural purposes and not including service
systems.
xii. Swings, slides and other similar playground equipment.
xiii. Window awnings supported by an exterior wall which do not project more than fifty four inches (54")
(1,372 mm) from the exterior wall and do not require additional support of a one - and two (2) family
dwelling or a Group R-3 or U occupancy.
xiv. Movable cases, counters and partitions not over five feet nine inches (5’ 9") (1,753 mm) in height.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 509/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
xv. Satellite earth station antennas six and one-half feet (6-1/2’) (2 m) or less in diameter in zones other
than residential zones.
xvi. Satellite earth station antennas three and one-quarter feet (3-1/4’) (1 m) or less in diameter in
residential zones.
xvii. Video programming service antennas three and one -quarter feet (3-1/4’) (1 m) or less in diameter or
diagonal dimension, regardless of zone.
xviii. Replacement of nonstructural siding on IRC structures except for veneer, stucco or exterior finish
and insulation systems (EFIS).
xix. Window and door replacement for IRC structures where openings are not increased, U-Value is 0.30
or less, safety glass is installed in hazardous locations, and the openable portions of egress windows in
bedrooms and basements are not decreased in any dimension. (Ord. 5810, 7 -11-2016)
xx. Job shacks that are placed at a permitted job site during construction may be allowed on a temporary
basis and shall be removed upon final approval of construction. A job shack is a portable structure for
which the primary purpose is to house equipment and supplies, and which may serve as a temporary office
during construction for the purposes of the construction activity.
xxi. Photovoltaic (PV) systems meeting all the following criteria:
(a) PV system is designed and proposed for a single -family dwelling, accessory dwelling unit, or
unit-lot townhome not more than three (3) stories above grade or detached accessory buildings.
(b) PV system is designed for the rooftop of a house in compliance with applicable codes.
(c) The mounting system is engineered and designed for PV.
(d) The rooftop is made from lightweight material such as a single layer of composition shingles, metal
roofing, lightweight masonry, or cedar shingles.
(e) PV system has an approved and issued electrical permit.
(f) To address uplift, modules are mounted no higher than eighteen inches (18") above the surface of
the roofing to which they are affixed, and except for flat roofs, no portion of the system may exceed
the highest point of the roof.
(g) Total dead load of panels, supports, mountings, raceways, and all other appurtenances weigh no
more than four (4) pounds per square foot.
(h) Supports for solar panels are installed to spread the dead load across as many roof-framing
members as needed to ensure that at no point are loads created in excess of fifty (50) pounds.
(i) The installation shall comply with the manufacturer’s instructions.
(j) A method and type of weatherproofing roof penetrations is provided.
(k) The house is code compliant with setbacks and height, or the code allows the expansion of
nonconformity for solar panels.
(l) The PV panels are mounted no higher than the roof ridge or apex of roof (applies to only sloped
roofs).
(m) Roof access, pathways, and spacing requirements shall be provided in accordance with IFC 1204.2
and WAC 51-54A-1204.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 510/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(n) Roof and wall penetrations will be flashed and sealed to prevent the entry of water, rodents, and
insects.
(o) PV modules and supporting structure will be constructed of noncombustible materials or
fire-retardant treated wood equivalent to that of required for the roof construction.
(p) PV system shall be installed by a licensed contractor. (Ord. 6091, 11 -28-22)
d. Electrical.
i. Portable motors or other portable appliances energized by means of a cord or cable having an attachment
plug end to be connected to an approved receptacle when that cord or cable is permitted by the National
Electrical Code.
ii. Repair or replacement of fixed motors, transformers or fixed approved appliances or devices rated fifty
amps or less which are like-in-kind in the same location.
iii. Temporary decorative lighting, when used for a period not to exceed ninety (90) days and removed at
the conclusion of the ninety (90) - day period.
iv. Repair or replacement of current-carrying parts of any switch, conductor or control device which are
like-in-kind in the same location.
v. Repair or replacement of attachment plug(s) and associated receptacle(s) rated fifty (50) amperes or less
which are like-in-kind in the same location.
vi. Repair or replacement of any over-current device which is like-in-kind in the same location.
vii. Repair or replacement of electrodes or transformers of the same size and capacity for signs or gas tube
systems.
viii. Removal of electrical wiring.
ix. Telecommunications Systems as follows:
(a) Telecommunications outlet installations within individual dwelling units.
(b) The installation or replacement of cord and plug connected telecommunications equipment or for
patch cord and jumper cross-connected equipment.
x. Listed wireless security systems where power is supplied by a listed Class 2 plug in transformer
installed within dwelling units.
xi. A permit shall not be required for the installation, alteration or repair of electrical wiring, apparatus or
equipment or the generation, transmission, distribution or metering of electrical energy or in the operation
of signals or the transmission of intelligence by a public or private utility in the exercise of its function as
a serving utility.
xii. Portable generators serving only cord and plug connected loads supplied through receptacles on the
generator rated at four thousand (4,000) watts or less.
xiii. Travel trailers.
xiv. Like-in-kind replacement of a: contactor, relay, timer, starter, circuit board, or similar control
component; household appliance; circuit breaker; fuse; residential luminaire; lamp; snap switch; dimmer;
receptacle outlet; thermostat; heating element; luminaire ballast with an exact same ballast; component(s)
of electric signs, outline lighting, skeleton neon tubing when replaced on -site by an appropriate electrical
contractor and when the sign, outline lighting or skeleton neon tubing electrical syste m is not modified;
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 511/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ten (10) horsepower or smaller motor; and induction detection loops described in WAC 296 -46B-300(2)
and used to control gate access devices.
xv. Low-voltage circuits for built-in residential vacuum systems, underground landscape sprinkler systems
and residential garage doors.
xvi. Low-voltage circuits for underground landscape lighting when power supplying the installation is
derived from a listed Class 2 power supply and the installation isn’t covered under Article 680 of the NEC
for swimming pools, fountains and similar installations.
e. Mechanical.
i. Portable heating, cooking, or clothes drying appliances.
ii. Portable ventilation equipment.
iii. Portable cooling unit.
iv. Steam, hot or chilled water piping within any heating or cooling equipment regulated by the
Construction Codes.
v. Replacement of any part which does not alter its approval or make it unsafe.
vi. Portable evaporative cooler.
vii. Self-contained refrigeration system containing ten (10) pounds (4.54 kg) or less of refrigerant and
actuated by motors of one (1) horsepower (746 W) or less.
viii. Portable fuel cell appliances that are not connected to a fixed piping system and are not
interconnected.
f. Plumbing.
i. The stopping and/or repairing of leaks in drains, water, soil, waste or vent pipe provided, however, that
should any concealed trap, drain pipe, water, soil, waste or vent pipe become defective and it becomes
necessary to remove and replace the same with new material, the same shall be considered as new work
and a permit shall be obtained and inspection made as provided in the Construction Codes.
ii. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and the removal and
reinstallation of water closets, provided such repairs do not involve or require replacement or
rearrangement of valves, pipes or fixtures.
iii. Reinstallation or replacement of prefabricated fixtures that do not involve or require the replacement or
rearrangement of valves or pipes. (Ord. 5929, 8-5-2019)
3. 105.2.1 Emergency repairs. Where equipment replacements and equipment repairs must be performed in an
emergency situation, the permit application shall be submitted within the next working business day to the building
official.
4. 105.2.2 Repairs. Application or notice to the building official is not required for ordinary repairs to structures.
Such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any
structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement
of parts of a structure affecting the egress requirements; nor shall ordinary repairs include an addition to, alteration
of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent or
similar piping, electric wiring or mechanical or other work affecting public health or general safety.
5. 105.3 Application for permit. To obtain a permit, the applicant shall first file a complete application in writing
on a form furnished by the building department for that purpose. Such application shall:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 512/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Identify and describe the work to be covered by the permit for which application is made.
b. Describe the land on which the proposed work is to be done by legal description, street address or similar
description that will readily identify and definitely locate the proposed building or work.
c. Indicate the use and occupancy for which the proposed work is intended.
d. Be accompanied by construction documents and other information as required in RMC 4 -5-060.G, Section
107 – Submittal Documents.
e. State the valuation of the proposed work.
f. Be signed by the applicant or the applicant’s authorized agent.
g. Give such other data and information as required by the building official.
6. 105.3.1 Action on application. The building official shall examine or cause to be examined applications for
permits and amendments thereto within a reasonable time after filing. If the application or the construction
documents do not conform to the requirements of pertinent laws, the building official shall reject such application in
writing, stating the reasons therefor. If the building official is satisfied that the proposed work conforms to the
requirements of the Construction Codes and the Construction Administrative Code and laws and ordinances
applicable thereto, the building official shall issue a permit therefor as soon as practicable.
7. 105.3.2 Time limitation of application.
a. Applications for which no permit is issued within twelve (12) months following the date of application shall
expire by limitation and plans and other data submitted for review may thereafter be returned to the applicant or
destroyed in accordance with state law.
b. The building official may extend the life of an application if any of the following conditions exist:
i. Compliance with the State Environmental Policy Act is in progress; or
ii. Any other City review is in progress; provided the applicant has submitted a complete response to City
requests or the building official determines that unique or unusual circumstances exist that warrant
additional time for such response, and the building official determines that the review is proceeding in a
timely manner toward final City decision; or
iii. Litigation against the City or applicant is in progress, the outcome of which may affect the validity or
the provisions of any permit issued pursuant to such application.
c. The building official may approve a request for extension of the application for an additional (12) twelve
months for a fee of one-half (1/2) of the original plan review fee where special circumstances exist and
justifiable cause is demonstrated. (Ord. 5810, 7 -11-2016)
8. 105.3.3 Verification of contractor registration. Prior to issuance of a permit for work which is to be done by a
contractor required to be registered pursuant to RCW 18.27, the applicant shall provide the City with the
contractor’s registration number and Renton business license number and any other information determined
necessary by the City to allow verification that such contractor is currently registered as required by law.
9. 105.4 Validity of permit. The issuance or granting of a permit shall not be construed to be a permit for, or an
approval of, any violation of any of the provisions of the Construction Codes and the Construction Administrative
Code or of any other ordinance of the jurisdiction. Permits presuming to give authority to violate or cancel the
provisions of the Construction Codes and the Construction Administrative Code or other ordinances of the
jurisdiction shall not be valid. The issuance of a permit based on construction documents and other data shall not
prevent the building official from requiring the correction of errors in the construction documents and other data.
The building official is also authorized to prevent occupancy or use of a structure where in violation of the
Construction Codes and the Construction Administrative Code or of any other ordinances of this jurisdiction.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 513/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
10. 105.5 Expiration. Every permit issued shall expire one (1) year from the date of issuance. For permits that have
expired, a new permit must be obtained and new fees paid.
Exceptions:
a. The building official may approve a request for an extended expiration date where a construction schedule is
provided by the applicant and approved prior to permit issuance.
b. An existing permit may be renewed one (1) time for a fee of one-half (1/2) the original permit fee, provided
the permit has not expired. Permit renewals shall expire in one (1) year. No permit shall be renewed more than
once except the building official may consider a request for further extension where special circumstances exist
and justifiable cause is demonstrated.
c. The building official may authorize a thirty (30) - day extension to an expired permit for the purpose of
performing a final inspection and closing out the permit as long as not more than one hundred eighty (180) days
has passed since the permit expired. The thirty (30) - day extension would commence on the date of written
approval. If work required under a final inspection is not completed within the thirty (30) - day extension
period, the permit shall expire. However, the building official may authorize an additional thirty (30) - day
extension if conditions outside of the applicant’s control exist and the applicant is making a good faith effort to
complete the permitted work. (Ord. 5810, 7-11-2016)
11. 105.6 Suspension or revocation. The building official is authorized to suspend or revoke a permit issued under
the provisions of the Construction Codes and the Construction Administrative Code wherever the permit is issued in
error or on the basis of incorrect, inaccurate or incomplete information, or in violation of any ordinance or regulation
or any of the provisions of the Construction Codes and the Construction Administrative Code.
12. 105.7 Placement of permit. The building permit or copy shall be kept on the site of the work until the
completion of the project. For access to permit for inspections, see RMC 4 -5-060.J.6, 110.6 Inspection record.
13. 105.8 Flammable and combustible liquids. An operational permit is required:
a. To use or operate a pipeline for the transportation within facilities of flammable or combustible liquids. This
requirement shall not apply to the off-site transportation in pipelines regulated by the Department of
Transportation (DOT) nor does it apply to piping systems.
b. To store, handle or use Class I liquids in excess of five (5) gallons (19L) in a building or in excess of ten (10)
gallons (37.9L) outside of a building, except that a permit is not required for the following:
i. The storage or use of Class I liquids in the fuel tank of a motor vehicle, aircraft, motorboat, mobile
power plant or mobile heating plant unless such storage, in the opinion of the fire code official, would
cause an unsafe condition.
ii. The storage or use of paints, oils, varnishes or similar flammable mixtures when such liquids are stored
for maintenance, painting or similar purposes for a period of not more than thirty (30) days.
c. To store, handle or use Class II or Class IIIA liquids in excess of twenty -five (25) gallons (95 L) in a
building or in excess of sixty (60) gallons (227L) outside a building, except for fuel oil used in connection with
oil-burning equipment in single-family and duplex dwellings.
d. To store, handle or use Class IIIB liquids in tanks or portable tanks for fueling motor vehicles at motor
fuel-dispensing facilities or where connected to fuel-burning equipment.
Exception: Fuel oil and used motor oil used for space heating or water heating in single -family or duplex
dwellings.
e. To remove Class I or II liquids from an underground storage tank used for fueling motor vehicles by any
means other than the approved, stationary on-site pumps normally used for dispensing purposes.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 514/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
f. To operate tank vehicles, equipment, tanks, plants, terminals, wells, fuel -dispensing stations, refineries,
distilleries and similar facilities where flammable and Class II, IIIA or IIIB combustible liquids are produced,
processed transported, stored, dispensed or used.
g. To place temporarily out of service (for more than ninety (90) days) an underground, protected above -ground
or above-ground flammable or combustible liquid tank.
h. To change the type of contents stored in a flammable or combustible liquid tank to a material that poses a
greater hazard than that for which the tank was designed and constructed.
i. To manufacture, process, blend or refine flammable or combustible liquids.
j. To engage in the dispensing of liquid fuels into the fuel tanks of motor vehicles at commercial, industrial,
governmental or manufacturing establishments.
k. To utilize a site for the dispensing of liquid fuels from tank vehicles into the fuel tanks of motor vehicles,
marine craft and other special equipment at commercial, industrial, governmental or manufacturing
establishments.
14. 105.9 Hot works operations. An operational permit is required for hot work including, but not limited to:
a. Public exhibitions and demonstrations where hot work is conducted.
b. Use of portable hot work equipment inside a structure.
c. Fixed-site hot work equipment such as welding booths.
d. Hot work conducted within a wildfire risk area.
e. Application of roof coverings with the use of an open-flame device.
f. When approved, the fire code official shall issue a permit to carry out a hot work program. This program
allows approved personnel to regulate their facility’s hot work operations. The approved personnel shall be
trained in the fire safety aspects denoted in this section and shall be responsible for issuing permits requiring
compliance with the requirements found in Chapter 35 of the International Fire Code (IFC). These permits shall
be issued only to their employees or hot work operations under their supervision.
15. 105.10 Temporary place of assembly/special event permit. An operational permit is required for any special
event where three hundred (300) or more people will congregate, either outdoors or indoors, in other than a Group A
Occupancy.
16. 105.11 Hazardous materials. A construction permit is required to install, repair damage to, abandon, remove,
place temporarily out of service, or close or substantially modify a storage facility, tank, or other area regulated by
Chapter 50 of the IFC when the hazardous materials in use or storage exceed the amounts listed in Table 105.6.20 of
the IFC.
Exceptions:
a. Routine maintenance.
b. For emergency repair work performed on an emergency basis, application for permit shall be made within
two (2) working days of commencement of work.
17. 105.12 Underground tanks operational permit fees. The fee for permits issued in accordance with section
105.6 of the International Fire Code and permits issued for underground tank removal shall be as stipulated in the
City of Renton Fee Schedule Brochure. Fees for tank storage shall be assessed for each individual tank.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 515/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Exception: Permit fees for Class IIIB liquid storage shall be assessed for each tank up to a total of five (5) tanks,
and no additional fee shall be charged for the sixth (6th) through the tenth (10th) tank. The eleventh (11th) tank and
each subsequent tank of Class IIIB liquids shall be assessed per tank.
The permits shall expire one (1) year after date of issuance or as otherwise noted on the permit. The permit fee shall
be payable at or before the time of issuance or renewal of the permit. In the event of failure to remit payment for an
operational permit within thirty (30) days after receipt of application or renewal notice, the fee for the permit shall
be double the amount of the above-stated fee.
F. SECTION 106 – FLOOR AND ROOF DESIGN LOADS:
1. 106.1 Live Loads Posted. Where the live load for which each floor or portion thereof of a commercial or
industrial building is or has been designed to exceed fifty (50) psf (2.40kN/m 2), such design live load shall be
conspicuously posted by the owner or the owner’s authorized agent in that part of each story in which they apply,
using durable signs. It shall be unlawful to remove or deface such notices. (Ord. 5810, 7 -11-2016)
2. 106.2 Issuance of certificate of occupancy. A certificate of occupancy required by RMC 4-5-060.K, Section 111
– Certificate Of Occupancy, shall not be issued until the floor load signs required by RMC 4 -5-060.F.1, 106.1 Live
Loads Posted, have been installed.
3. 106.3 Restrictions on loading. It shall be unlawful to place, cause or permit to be placed, on any floor or room of
a building, structure or portion thereof, a load greater than is permitted by this code.
G. SECTION 107 – SUBMITTAL DOCUMENTS:
1. 107.1 Submittal documents. Submittal documents consisting of construction documents, statement of special
inspection and structural observation programs, engineering reports and calculations, diagrams and other data shall
be submitted with each permit application for a permit. The construction documents shall be prepared by a
registered design professional where required by the State of Washington. Where special conditions exist, the
building official is authorized to require additional construction documents to be prepared by a registered design
professional.
Exception: The building official is authorized to waive the requirement for submission of construction documents
and other data if it is found that the nature of the work applied for is such that review of construction documents is
not necessary to obtain compliance with the Construction Codes.
2. 107.2 Construction documents. Construction documents shall be in accordance with RMC 4 -5-060.G.2.a,
107.2.1 Information on construction documents, through RMC 4 -5-060.G.2.f, 107.2.5 Site plan.
a. 107.2.1 Information on construction documents. Construction documents shall be dimensioned and drawn
upon suitable material. Electronic media documents are permitted to be submitted when approved by the
building official. Construction documents shall be of sufficient clarity to indicate the location, nature and extent
of the work proposed in the proper orientation and layout as it is to be constructed and show in detail that it will
conform to the provisions of the Construction Codes and the Construction Administrative Code and relevant
laws, ordinances, rules and regulations, as determined by the building official. The plans must include the
relevant items listed in this section and any other information or documents as deemed necessary by the
building official.
b. 107.2.2 Fire protection system shop drawings. Shop drawings for the fire protection system(s) shall be
submitted to indicate conformance with the Construction Codes, the Construction Administrative Code, and the
construction documents and shall be approved prior to the start of system installation. Shop drawings shall
contain all information as required by the referenced installation standards in Chapter 9 of the IBC. Shop
drawings shall be prepared by a certified individual as required by the State of Washington.
c. 107.2.3 Means of egress. The construction documents shall show in sufficient detail the location,
construction, size and character of all portions of the means of egress in compliance with the provisions of the
Construction Codes. In other than one (1) - and two (2) - family dwellings and in Groups R-2, R-3, and I-1
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 516/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
occupancies, the construction documents shall designate the number of occupants to be accommodated on
every floor and in all rooms and spaces.
d. 107.2.4 Exterior wall envelope. Construction documents for all buildings shall describe the exterior wall
envelope in sufficient detail to determine compliance with the Construction Codes. The construction documents
shall provide details of the exterior wall envelope as required, including flashing; intersections with dissimilar
materials; corners; end details; control joints; intersections at roof eaves or parapets; means of drainage;
water-resistive membranes; and details around openings. The construction documents shall include
manufacturer’s installation instructions that provide supporting documentation that the proposed penetration
and opening details described in the construction documents maintain the weather resistance of the exterior
wall envelope. The supporting documentation shall fully describe the exterior wall system which was tested,
where applicable, as well as the test procedure used.
Exception: Subject to the approval of the building official, one (1) - and two (2) - family dwellings and Group
R-3 and U occupancies may be exempt from the detailing requirements of this section.
e. 107.2.4.1 Building enclosure design requirements of Revised Code of Washington (RCW) 64.55
(otherwise known as Engrossed House Bill (EHB) 1848). Building enclosure design documents of new or
rehabilitated multifamily buildings that are subject to regulations of Engrossed House Bill 1848 must be
submitted at the time of permit application. All applications for building construction or rehabilitation shall
include design documents prepared and stamped by an architect or engineer that identify the building enclosure
(building enclosure documents), including but not limited to waterproofing, weather proofing and/or otherwise
protected from water or moisture intrusion, unless a recorded irrevocable sale prohibition covenant is submitted
to the City.
The City is prohibited from issuing a permit for construction or rehabilitative construction unless the building
enclosure documents contain a stamped statement by the person stamping the building enclosure design
documents in substantially the following form: “The undersigned has provided building enclosure documents
that in my professional judgment are appropriate to satisfy the requirements of sections 1 through 10 of EHB
1848.” The City is not responsible for determining whether the building enclosure design documents or the
inspections performed are adequate or appropriate to satisfy the requirements of the act.
See RMC 4-9-040, Condominium Conversions, for additional requirements.
f. 107.2.5 Site plan. The construction documents submitted with the application for permit shall be
accompanied by a site plan showing to scale the size and location of new construction and existing structures
on the site, distances from lot lines, the established street grades and the proposed finished grades and, as
applicable, flood hazard areas, floodways, and design flood elevations; and it shall be drawn in accordance with
an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be
demolished and the location and size of existing structures and construction that is to remain on the site or plot.
The building official is authorized to waive or modify the requirement for a site plan when the application for
permit is for an alteration or repair or when otherwise warranted.
g. 107.2.5.1 Design flood elevations. Where design flood elevations are not specified, they shall be established
in accordance with Section 1612.3.1 of the IBC.
h. 107.2.6 Electrical.
i. Electrical Engineer. Electrical plans for the following installations shall be prepared by or under the
direction of an electrical engineer registered under Chapter 18.43 RCW, and Chapters 180 -29, 246B-320,
and 388-97 WAC. All electrical plans must bear the engineer’s stamp and signature.
(a) All educational facilities, hospitals and nursing homes;
(b) All services or feeders rated one thousand six hundred (1,600) amperes or larger;
(c) All installations identified in the National Electrical Code requiring engineering supervision;
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 517/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(d) As required by the building official for installations which by their nature are complex, hazardous
or pose unique design problems.
ii. Information on construction documents. Construction documents shall identify the name and
classification of the facility and clearly show the electrical installation or alteration in floor plan view,
include all switchboard and panelboard schedules and when a service or feeder is to be installed or altered,
must include a riser diagram, load calculation, fault current calculation, and interrupting rating of
equipment.
iii. Penetrations. Construction documents shall indicate where penetrations will be made for electrical
systems and shall indicate the materials and methods for maintaining required structural safety,
fire-resistance rating and fire-blocking.
iv. Load calculations. Where an addition or alteration is made to an existing electrical system, an electrical
load calculation shall be prepared to determine if the existing electrical service has the capacity to serve
the added load.
v. Plan review required. Electrical plan review is required for all new or altered electrical projects in the
following occupancies and/or installations:
(a) Educational, institutional, or health care facilities/buildings as follows:
(1) Hospital;
(2) Nursing home unit or long-term care unit;
(3) Boarding home;
(4) Assisted living facility;
(5) Private alcoholism hospital;
(6) Alcoholism treatment facility;
(7) Private psychiatric hospital;
(8) Maternity home;
(9) Ambulatory surgery facility;
(10) Renal hemodialysis clinic;
(11) Residential treatment facility for psychiatrically impaired children and youth;
(12) Adult residential rehabilitation center;
(13) Educational facilities; and
(14) Institutional facilities.
Exceptions:
(b) Electrical Plan review is not required for the above educational, institutional, or health care
facilities buildings where:
(1) Lighting specific projects that result in an electrical load reduction on each feeder involved in the
project;
(2) Low voltage systems;
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 518/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(3) Modification to existing electrical installations where all of the following conditions are met:
(A) Service or distribution equipment involved is rated less than one hundred (100) amperes and does
not exceed two hundred fifty (250) volts;
(B) Does not involve emergency systems other than listed unit equipment per NEC 700.12(F);
(C) Does not involve branch circuits or feeders of an essential electrical system as defined in NEC
517.2; and
(D) Service and feeder load calculations are increased by five percent (5%) or less.
(4) Stand-alone utility fed services that do not exceed two hundred fifty (250) volts, one hundred (100)
amperes where the project’s distribution system does not include:
(A) Emergency systems other than listed unit equipment per NEC 700.12(F);
(B) Critical branch circuits or feeders as defined in NEC 517.2; or
(C) A required fire pump system.
(c) Installations in occupancies, except one (1) - and two (2) - family dwellings, where a service or
feeder rated four hundred (400) amperes or greater is installed or altered or if more than four hundred
(400) amperes is added to the service or feeder.
(d) All work on electrical systems operating at/over six hundred (600) Volts.
(e) All commercial generator installations or alterations.
(f) All work in areas determined to be hazardous (classified) location by the NEC.
(g) If sixty percent (60%) or more of luminaires change.
(h) Installations of switches or circuit breakers rated four hundred amperes or over except for one (1) -
and two (2) - family dwellings.
(i) Wind driven generators.
(j) Solar photovoltaic systems.
(k) Any proposed installation which cannot be adequately described in the application form. (Ord.
5749, 1-12-2015; Ord. 5810, 7-11-2016)
i. 107.2.7 Plumbing. Plans must be submitted for review and approval whenever the scope of the work is too
complex for inspection alone as determined by the building official.
j. 107.2.8 Mechanical. Plans must be submitted for review and approval whenever the scope of the work is too
complex for inspection alone as determined by the building official.
3. 107.3 Examination of documents. The building official shall examine or cause to be examined the
accompanying submittal documents and shall ascertain by such examinations whether the construction indicated and
described is in accordance with the requirements of the Construction Codes, the Construction Administrative Code,
and other pertinent laws or ordinances.
a. 107.3.1 Use of consultants. Whenever review of a building permit application requires retention by the
jurisdiction for professional consulting services, the applicant shall reimburse to the jurisdiction the cost of
such professional consulting services. This fee shall be in addition to the normal plan review and building
permit fees. The jurisdiction may require the applicant to deposit an amount with the jurisdiction estimated in
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 519/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
the discretion of the building official to be sufficient to cover anticipated costs to retaining professional
consultant services and to ensure reimbursement for such costs.
b. 107.3.2 Approval of construction documents. When the building official issues a permit, the construction
documents shall be approved, in writing or by stamp, as “Reviewed for Code Compliance.” One (1) set of
construction documents so reviewed shall be retained by the building official. The other set shall be returned to
the applicant, shall be kept at the site of work and shall be open to inspection by the building official or a duly
authorized representative.
c. 107.3.3 Phased approval. The building official is authorized to issue a permit for the construction of
foundations or any other part of a building or structure before the construction documents for the whole
building or structure have been approved, provided that adequate information and detailed statements have
been filed complying with pertinent requirements of the Construction Codes and the Construction
Administrative Code. The holder of such permit for the foundation or other parts of a building or structure shall
proceed at the holder’s own risk with the building operation and without assurance that a permit for the entire
structure will be granted. (Ord. 5810, 7-11-2016)
4. 107.4.1 Design professional in responsible charge - General. When it is required that documents be prepared
by a qualified registered design professional, the building official shall be authorized to require the owner or the
owner’s authorized agent to engage and designate on the building permit application a registered design professional
who shall act as the registered design professional in responsible charge. If the circumstances require, the owner or
the owner’s authorized agent shall designate a substitute registered design professional in responsible charge who
shall perform the duties required of the original registered design professional in responsible charge. The building
official shall be notified in writing by the owner or the owner’s authorized agent if the registered design professional
in responsible charge is changed or is unable to continue to perform the duties. The registered design professional in
responsible charge shall be responsible for reviewing and coordinating submittal documents prepared by others,
including phased and deferred submittal items, for compatibility with the design of the building. Where structural
observation is required by Section 1710 of the IBC, the inspection program shall name the individual or firms who
are to perform structural observations and describe the stages of construction at which structural observation is to
occur (see also other duties specified in Chapter 17 of the IBC). (Ord. 5810, 7 -11-2016)
5. 107.4.2 Design professional in responsible charge - Deferred submittals. Deferral of any submittal items shall
have the prior approval of the building official. The registered design professional in responsible charge shall
indicate the list of deferred submittals on the construction documents for review by the building official. Documents
for deferred submittal items shall be submitted to the registered design professional in responsible charge who shall
review them and forward them to the building official with a notation indicating that the deferred submittal
documents have been reviewed and have been found to be in general conformance to the design of the building. The
deferred submittal items shall not be installed until the deferred submittal documents have been approved by the
building official. The building official is authorized to charge an additional plan review fee to evaluate deferred
submittals under the provisions of this section. (Ord. 5810, 7 -11-2016)
6. 107.5 Amended construction documents. Work shall be installed in accordance with the approved construction
documents, and any changes made during construction that are not in compliance with the approved construction
documents shall be resubmitted for approval as an amended set of construction documents. The building official is
authorized to charge an additional plan review fee to evaluate revisions to the approved construction documents.
7. 107.6 Retention of construction documents. One (1) set of approved construction documents shall be retained
by the building official for a period of not less than one hundred eighty (180) days from date of completion of the
permitted work or as required by state or local laws.
H. SECTION 108 – TEMPORARY STRUCTURES AND USES:
1. 108.1 General. The building official is authorized to issue a permit for temporary structures and temporary uses.
Such permits shall be limited as to time of service, but shall not be permitted for more than one hundred eighty (180)
days. The building official is authorized to grant extensions for demonstrated cause. Temporary structures and uses
shall comply with the requirements in Section 3103. (Ord. 5810, 7 -11-2016)
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 520/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. 108.2 Electrical. If the building official finds that the safety of life and property will not be jeopardized, permits
may be issued for temporary electrical installations for use during the construction of buildings or for carnivals,
conventions, festivals, fairs, the holding of religious services, temporary lighting of streets, or other approved uses.
Permission to use such temporary installation shall not be granted for a greater length of time than thirty (30) days,
except that a permit for a temporary installation to be used for constructing of a building may be issued for the
period of construction. Should such temporary lighting be over the street area, the proper authorization for such use
of the street must first be obtained.
All such temporary installations shall be made in accordance with the requirements of the NEC; provided, that the
building official may permit deviations which will not permit hazards to life or property; and further provided, that
whenever such hazards are deemed by the building official to exist, the building official may at once rescind or
cancel the permit covering such installation and disconnect or order the disconnection of all energy to such
equipment.
3. 108.3 Plumbing and Mechanical. The building official is authorized to issue a permit for temporary equipment,
systems and uses. Such permits shall be limited to time of service, but shall not be permitted for more than one
hundred and eighty (180) days. The building official is authorized to grant extensions for demonstrated cause. (Ord.
5810, 7-11-2016)
4. 108.4 Utilities. The building official is authorized to give permission to temporarily supply utilities before an
installation has been fully completed and the final certificate of completion has been issued. The part covered by the
temporary certificate shall comply with the requirements specified for temporary lighting, heat or power in the code.
(Ord. 5810, 7-11-2016)
5. 108.5 Conformance. Temporary structures and uses shall conform to the structural strength, fire safety, means of
egress, accessibility, light, ventilation and sanitary requirements of the Construction Codes as necessary to ensure
the public health, safety and general welfare.
6. 108.6 Termination of approval. The building official is authorized to terminate such permit for a temporary
structure or use and to order the temporary structure or use to be discontinued.
7. 108.7 Bonds and set-aside accounts. The building official may require a performance bond or set -aside account
to be in place prior to issuance of a permit for temporary structures and temporary uses.
I. SECTION 109 – FEES:
1. 109.1 Payment of fees. A permit shall not be valid until applicable development and construction permit fees
established by City Council by resolution have been paid, nor shall an amendment to a permit be released until any
additional fee required, if any, has been paid.
2. 109.2 Schedule of permit fees. On buildings, structures, gas, mechanical, electrical and plumbing systems or
alterations requiring a permit, a fee for each permit shall be paid as required, in accordance with a schedule of fees
to be recommended by the building and/or code official and approved by City Council by resolution.
3. 109.3 Plan Review Fees. When submittal documents are required by Section 107, a plan review fee shall be paid
at the time of submitting the construction documents for plan review. The building official may have the option to
charge a deposit in lieu of the full plan review fee if the full amount is not known at the time. Any plan review
deposit shall be applied toward the total plan review fee owed. The actual permit fees and related plan review fee
shall be determined upon completion of the plan review and the balance owing shall be paid at the time of permit
issuance. The plan review fee shall be a separate fee from the permit fees specified in this section and is in addition
to the permit fees. When submittal documents are incomplete or changed so as to require additional plan review or
when the project involves deferred submittal items as defined in RMC 4-5-060.G.5, 107.4.2 Design professional in
responsible charge - Deferred submittals, an additional plan review fee shall be charged at the rate set forth by
resolution.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 521/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. 109.4 Building permit valuation. The applicant for a permit shall provide an estimated permit valuation at time
of application. The determination of valuation shall be made by the building official if not clearly established by
resolution.
5. 109.5 Malfunctioning alarm fee. Whenever an alarm system is activated due to a malfunction and the Fire and
Emergency Services Department is dispatched, a report of the false alarm will be recorded for the building or area
affected. For the first, second and third false alarm within a calendar year, no fee will be assessed. For every false
alarm caused by a malfunction of the alarm beyond the third false alarm a fee will be assessed as per the City of
Renton Fee Schedule Brochure.
6. 109.6 Reinspection and reinspection fee. Whenever the Fire and Emergency Services Department has given
notification of a violation that required a reinspection and thirty (30) days have expired with such condition or
violation still in existence, a “Subsequent Reinspection” will be required. Any Subsequent Reinspection, after the
original thirty (30) days period of time, shall require the payment of a reinspection fee as specified in the City of
Renton Fee Schedule Brochure, to be assessed against the person owning, operating or occupying the building or
premises wherein the violation exists. This reinspection fee must be paid within ten (10) days of the notice for the
reinspection. However, any building owner, operator or occupant, upon a reasonable request to the fire code official,
may obtain an extension of said thirty (30) day period for a reasonable period to be established by the fire code
official to allow such time for compliance. The request for an extension must be received by the Fire and Emergency
Services Department prior to the expiration of the original reinspection date.
7. 109.7 Work commencing before permit issuance. Any person who commences any work on a building,
structure, gas, mechanical, electrical or plumbing system before obtaining the necessary permits shall be subject to a
stop work order and a special investigation fee in an amount equal to twice the permit fee, or otherwise established
by the building official. The special investigation fee shall be paid in addition to the required permit fees.
8. 109.8 Related fees. The payment of fees for the construction, alteration, removal or demolition for work done in
connection to or concurrently with the work authorized by a building permit shall not relieve the applicant or holder
of the permit from the payment of other fees that are prescribed by law.
9. 109.9 Refunds. The building official may authorize refunding of not more than eighty percent (80%) of the
permit fee paid when no work has been done under a permit issued in accordance with this section. The building
official may authorize refunding of not more than eighty percent (80%) of the plan review fee paid when an
application for a permit for which a plan review fee has been paid is withdrawn or canceled before any plan review
is done. The building official shall not authorize refunding of any fee paid except on written application filed by the
original permittee not later than one hundred eighty (180) days after the date of application.
10. 109.10 Disaster area - waiver of repair fees. When an area of the City has been deemed a disaster area by
either the local, state or federal authorities, any structures damaged by storms, floods, landslides, earthquakes, fires
or other natural disasters shall have all permit and plan review fees waived for the purposes of repairing or
rebuilding the damaged structures (with the exception of state surcharge fees).
J. SECTION 110 – INSPECTIONS:
1. 110.1 General. Construction or work for which a permit is required shall be subject to inspection by the building
official and such construction or work shall remain accessible and exposed for inspection purposes until approved.
Approval as a result of an inspection shall not be construed to be an approval of a violation of the provisions of the
Construction Codes, the Construction Administrative Code, or of other ordinances of the jurisdiction. Inspections
presuming to give authority to violate or cancel the provisions of the Construction Codes, the Construction
Administrative Code, or of other ordinances of the jurisdiction shall not be valid. It shall be the duty of the owner or
the owner’s authorized agent to cause the work to remain accessible and exposed for inspection purposes. Neither
the building official nor the jurisdiction shall be liable for expenses entailed in the removal or replacement of any
material required to allow inspection. (Ord. 5810, 7 -11-2016)
2. 110.2 Surveys. A survey of the lot may be required by the building official to verify compliance of the structure
with approved construction documents.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 522/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. 110.3 Preconstruction conferences. When required by the building official, the owner or the owner’s agent shall
arrange a conference with the project contractor, the design team, the special inspection agency if special inspection
is required, and the building official prior to commencing work on any portion of construction. The intent of the
conference is to identify and clarify unusual inspection requirements of the project.
4. 110.4 Inspection requests. The owner of the property or the owner’s authorized agent, or the person designated
by the owner/agent to do the work authorized by a permit shall notify the building official that work requiring
inspection as specified in this section and Chapter 17 of the IBC is ready for inspection.
5. 110.5 Access for inspection. The permit holder and the person requesting any inspections required by this code
shall provide access to and means for proper inspection of such work, including safety equipment required by
Washington Industrial Safety and Health Agency. The work shall remain accessible and exposed for inspection
purposes until approved by the building official. Neither the building official nor the City shall be liable for expense
entailed in the required removal or replacement of any material to allow inspection.
6. 110.6 Inspection record. Work requiring a permit shall not be commenced until the permit holder or the permit
holder’s agent has posted an inspection record in a conspicuous place on the premises and in a position that allows
the building official to conveniently make the required entries regarding inspection of the work. This record shall be
maintained in such a position by the permit holder or the permit holder’s agent until final approval has been granted
by the building official.
7. 110.7 Approvals required. No work shall be done on any part of the building or structure beyond the point
indicated in each successive inspection without first obtaining the written approval of the building official. Written
approval shall be given only after an inspection has been made of each successive step in the construction as
indicated by each of the inspections required in this section. There shall be a final inspection and approval of all
buildings when completed and ready for occupancy.
a. 110.7.1 Effect of approval. Approval as a result of an inspection is not an approval of any violation of the
provisions of this code or of other pertinent laws and ordinances of the City. Inspections presuming to give
authority to violate or cancel the provisions of this code or of other pertinent laws and ordinances of the City
are not valid.
8. 110.8 Concealment of work. No required reinforcing steel or structural framework of any part of any building or
structure shall be covered or concealed in any manner whatsoever without first obtaining the approval of the
building official. Protection of joints and penetrations in fire-resistance-rated assemblies, smoke barriers and smoke
partitions shall not be concealed from view until inspected and approved.
Exception: Modular homes and commercial coaches identified by State of Washington stickers and placed upon a
permanent foundation approved and inspected by the building official. Commercial coach shall be identified by a
State of Washington black sticker located by the door. Modular homes shall be identified by a State of Washington
gold sticker located by the door.
9. 110.9 Preliminary inspections. Before issuing a permit, the building official is authorized to examine or cause to
be examined buildings, structures, installations, and sites for which an application has been filed.
10. 110.10 Manufacturer’s installation instructions. Manufacturer’s installation instructions, as required by the
Construction Codes, shall be available on-site at the time of inspection.
11. 110.11 Required inspections. The building official, upon notification, shall make the inspections as set forth in
this section.
a. 110.11.1 First ground disturbance inspection. To be made prior to beginning land-disturbing activity, and
following installation of erosion control measures and any required fencing that may restrict land disturbance in
steep slope or other buffers
b. 110.11.2 Footing and foundation inspection. Footing and foundation inspections shall be made after poles
or piers are set or trenches or basement areas are excavated and all required hold -down anchor bolts, hold-down
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 523/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
straps, any forms erected, and any required reinforcing steel is in place and supported. The foundation
inspection shall include excavations for thickened slabs intended for the support of bearing walls, partitions,
structural supports, or equipment and special requirements for wood foundations. Materials for the foundation
shall be on the job, except where concrete is ready mixed in accordance with ASTM C 94, the concrete need
not be on the job.
c. 110.11.3 Concrete slab and under-floor inspection. Concrete slab and under-floor inspections shall be
made after in-slab or under-floor reinforcing steel and building service equipment, conduit, slab insulation,
piping accessories and other ancillary equipment items are in place, but before any concrete is placed or floor
sheathing installed, including the subfloor.
d. 110.11.4 Lowest floor elevation. In flood hazard areas, upon placement of the lowest floor, including the
basement, and prior to further vertical construction, the elevation certification required in IBC Section 1612 or
IRC Section R322 shall be submitted to the building official. FEMA Flood elevation certificates shall contain
an original stamp and signature of the surveyor, licensed by the State of Washington, and shall document the
elevation of the lowest floor, including basement, and other information required by the flood elevation
certificate.
e. 110.11.5 Exterior wall sheathing inspection. Exterior wall sheathing shall be inspected after all wall
framing is complete, strapping and nailing is properly installed but prior to being covered.
f. 110.11.6 Roof sheathing inspection. The roof sheathing shall be inspected after all roof framing is complete.
No roof coverings shall be installed until inspections are made and approved.
g. 110.11.7 IMC/UPC/Gas/NEC rough-in inspection. Rough-in mechanical, gas piping, plumbing and
electrical systems shall be inspected when the rough-in work is complete and, if required, under test. No
connections to primary utilities shall be made until the rough-in work is inspected and approved.
h. 110.11.8 Frame inspection. Framing inspections shall be made after the roof deck or sheathing, all framing,
fire blocking and bracing are in place and pipes, chimneys and vents to be concealed are complete and the
rough electrical, plumbing, fire-suppression piping, heating wires, pipes and ducts are approved and the
building is substantially dry.
i. 110.11.9 Exterior Finish and Insulation Systems (EFIS), Lath and gypsum board inspection. EFIS,
Lath, gypsum board and gypsum panel product inspections shall be made after backing, lathing or gypsum
board and gypsum panel products, interior and exterior, is in place, but before any plastering is applied or
gypsum board joints and fasteners are taped and finished.
Exception: Interior gypsum board and gypsum panel products that are not part of a fire -resistance-rated
assembly or a shear assembly do not require inspection. (Ord. 5810, 7 -11-2016)
j. 110.11.10 Fire resistance rated construction inspections. Where fire-resistance-rated construction is
required, an inspection of such construction shall be made after lathing or gypsum board or gypsum panel
products are in place, but before any plaster is applied, or before board or panel joints and fasteners are taped
and finished. Protection of joints and penetrations in fire-resistance-rated assemblies, smoke barriers and smoke
partitions shall not be concealed from view until inspected and approved. (Ord. 5810, 7 -11-2016)
k. 110.11.11.1 Energy efficiency inspections - Envelope. In addition to the inspections required in WAC
51-11, the following inspections are also required:
i. Wall insulation. The wall insulation inspection is to be made after exterior wall weather protection and
all wall insulation and air vapor retarder sheets or film materials are in place, but before any wall covering
is placed.
ii. Glazing. The glazing inspection is to be made after glazing materials are installed in the building.
iii. Exterior roofing insulation. The exterior roofing insulation inspection is to be made after the
installation of the roofing and roof insulation, but before concealment.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 524/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iv. Slab/floor insulation. The slab/floor insulation inspection is to be made after the installation of the
slab/floor insulation, but before concealment.
l. 110.11.11.2 Energy efficiency inspections - Mechanical.
i. Mechanical equipment efficiency and economizer. The mechanical equipment efficiency and
economizer inspection is to be made after all equipment and controls required by the Construction Codes
are installed and prior to the concealment of such equipment or controls.
ii. Mechanical pipe and duct insulation. The mechanical pipe and duct insulation inspection is to be made
after all pipe, fire-suppression piping and duct insulation is in place, but before concealment.
m. 110.11.11.3 Energy efficiency inspections - Lighting and motors.
i. Lighting equipment and controls. The lighting equipment and controls inspection is to be made after the
installation of all lighting equipment and controls required by the Construction Codes, but before
concealment of the lighting equipment.
ii. Motors. Motor inspections are to be made after installation of all equipment covered by the
Construction Codes, but before concealment.
n. 110.11.12 Electrical.
i. The installation, alteration or extension of any electrical system, fixtures or components for which a
permit is required by this code shall be subject to inspection by the building official and such electrical
systems, fixtures and components shall remain accessible and exposed for inspection purposes until
approved by the building official. It shall be the duty of the permit applicant to cause the electrical systems
to remain accessible and exposed for inspection purposes. The City shall not be liable for expenses
entailed in the removal or replacement of material required to permit inspection. When the installation of
an electrical system is complete, an additional and final inspection shall be made. Electrical systems and
equipment regulated by the National Electrical Code shall not be connected to the energy source until
authorized by the building official.
ii. The building official may require special inspection of equipment or wiring methods where the
installation requires special training, equipment, expertise, or knowledge. Where such special inspection is
required, it shall be performed by an independent third party acceptable to the building official. The
special inspection person/agency shall be designated and approved prior to beginning the installation of
wiring or equipment. A written report from the designated special inspection agency indicating that the
installation conforms to the appropriate codes and standards shall be received by the building official prior
to that installation being approved. All costs for such testing and reporting shall be the responsibility of the
permit holder.
iii. Approval as a result of an inspection shall not be construed to be an approval of a violation of the
provisions of the National Electrical Code or of other ordinances of the City. Inspections presuming to
give authority to violate or cancel the provisions of the National Electrical Code or other ordinances of the
City shall not be valid.
iv. The building official, upon notification, shall make the inspections set forth in this section:
(a) Underground. Underground inspection shall be made after trenches or ditches are excavated and
bedded, piping and conductors are installed, and before backfill is put in place. Where excavated soil
contains rocks, broken concrete, frozen chunks and other rubble that would damage or break the
raceway, cable or conductors, or where corrosive action will occur, protection shall be provided in the
form of granular or selected material, approved running boards, sleeves or other means.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 525/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(b) Rough-in. Rough-in inspection shall be made after the roof, framing, fire-blocking and bracing are
in place and all wiring and other components to be concealed are complete, and prior to the installation
of wall or ceiling membranes. All required equipment grounding conductors installed in concealed
cable or flexible conduit systems must be completely installed and made up at the time of the rough -in
cover inspection.
(c) Other inspections. In addition to the inspections specified above, the building official is authorized
to make or require other inspections of any construction work to ascertain compliance with the
provisions of this code and other laws, which are enforced by the City.
v. Final Inspection. The final inspection shall be made after all work required by the permit is completed.
o. 110.11.13 Traffic management systems.
i. The City will perform the electrical inspection and acceptance of traffic management systems within its
jurisdiction. A traffic management system includes:
(a) Traffic illumination systems;
(b) Traffic signal systems;
(c) Traffic monitoring systems;
(d) The electrical service cabinet and all related components and equipment installed on the load side
of the service cabinet supplying electrical power to the traffic management system; and
(e) Signalization system(s) necessary for the operation of a light rail system. A traffic management
system can provide signalization for controlling vehicular traffic, pedestrian traffic, or rolling stock.
ii. The City recognizes that traffic signal conductors, pole and bracket cables, signal displays, traffic signal
controllers/cabinets, and associated components used in traffic management systems are acceptable for the
purpose of meeting the requirements of Chapter 19.28 RCW provided they conform with the following
standards or are listed on the Washington State Department of Transportation (WSDOT) qualified
products list.
• WSDOT/APWA Standard Specifications and Plans;
• WSDOT Design Manual;
• International Municipal Signal Association (IMSA);
• National Electrical Manufacturers Association (NEMA);
• Federal Standards 170/Controller Cabinets;
• Manual for Uniform Road, Bridge, and Municipal Construction;
• Institute of Transportation Engineers (ITE);
• Manual of Uniform Traffic Control Devices (MUTCD).
iii. Associated induction detection loop or similar circuits will be accepted by the department or City
authorized to do electrical inspections without inspection.
iv. For the licensing requirements of Chapter 19.28 RCW, jurisdictions will be considered owners of
traffic management systems when doing electrical work for another jurisdiction(s) under a valid interlocal
agreement, as permitted by Chapter 39.34 RCW. Interlocal agreements for traffic management systems
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 526/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
must be filed with the department or City authorized to do electrical inspections prior to work being
performed for this provision to apply.
v. Jurisdictions, with an established electrical inspection authority, and WSDOT may perform electrical
inspection on their rights of way for each other by interlocal agreement. They may not perform electrical
inspection on other rights of way except as allowed in Chapters 19.28 or 39.34 RCW.
vi. Underground installations.
(a) In other than open trenching, raceways will be considered “fished” according to the NEC and do
not require visual inspection.
(b) The department or City authorized to do electrical inspections will conduct inspections in open
trenching within its jurisdiction upon request.
vii. Identification of traffic management system components. Local government jurisdictions or WSDOT
may act as the certifying authority for the safety evaluation of all components.
(a) An electrical service cabinet must contain only listed components. The electrical service cabinet
enclosure is not required to be listed but will conform to the standards in subsection viii below.
(b) The local government jurisdiction must identify, as acceptable, the controller cabinet or system
component(s) with an identification plate. The identification plate must be located inside the cabinet
and may be attached with adhesive.
viii. Conductors of different circuits in same cable, enclosure, or raceway. All traffic management system
circuits will be permitted to occupy the same cable, enclosure, or raceway without regard to voltage
characteristics, provided all conductors are insulated for the maximum voltage of any conductor in the
cable, enclosure, or raceway.
p. 110.11.14 Reinspection for building permit. The building official may require a structure or portions of
work to be reinspected. A reinspection fee may be assessed for each inspection or reinspection when such
portion of work for which the inspection was requested is not complete; or when previous corrections called for
are not made; or when the approved plans and permit are not on site in a conspicuous or pre -approved location;
or when the building is not accessible. In instances where reinspection fees have been assessed, no additional
inspection of the work shall be provided by the City until the required fees are paid.
q. 110.11.15 Other inspections. In addition to the inspections specified above, the building official is
authorized to make or require other inspections of any construction work to ascertain compliance with the
provisions of the Construction Codes, the Construction Administrative Code, and other laws or ordinances of
the City.
r. 110.11.16 Special inspections. In addition to the inspections specified above, the building official is
authorized to make or require special inspections for any type of work related to the Construction Codes by an
approved agency at no cost to the jurisdiction.
s. 110.11.17 Building enclosure special inspection requirements of RCW 64.55 (otherwise known as
Engrossed House Bill (EHB) 1848). EHB 1848 requires affected multiunit residential buildings to provide a
building enclosure inspection performed by a third party, independent, and qualified inspector during the
course of initial construction and during rehabilitative construction. The City does not verify the qualifications
of the inspector or determine whether the building enclosure inspection is adequate or appropriate. However,
the City is prohibited from issuing a certificate of occupancy for the building until the inspector prepares a
report and submits to the building department a signed letter certifying that the building enclosure has been
inspected during the course of construction or rehabilitative construction and that the construction is in
substantial compliance with the building enclosure design documents.
t. 110.11.18 Final inspection. The final inspection shall be made after all work required by the building permit
is completed.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 527/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
13. 110.12 Flood hazard documentation. If located in a flood hazard area, documentation of the elevation of the
lowest floor as required in Section 1612.5 of the IBC shall be submitted to the building official prior to the final
inspection.
14. 110.13 Inspection agencies. The building official is authorized to accept reports of approved inspection
agencies, provided such agencies satisfy the requirements as to qualifications and reliability.
15. 110.14 Inspection requests. It shall be the duty of the permit holder or their duly authorized agent to notify the
building official when work is ready for inspection. It shall be the duty of the permit holder to provide access to and
means for inspections of such work that are required by the Construction Codes and the Construction Administrative
Code.
16. 110.15 Approval required. Work shall not be done beyond the point indicated in each successive inspection
without first obtaining the approval of the building official. The building official, upon notification, shall make the
requested inspections and shall either indicate the portion of the construction that is satisfactory as completed, or
notify the permit holder or his or her agent wherein the same fails to comply with the Construction Codes or the
Construction Administrative Code. Any portions that do not comply shall be corrected and such portion shall not be
covered or concealed until authorized or approved by the building official.
K. SECTION 111 – CERTIFICATE OF OCCUPANCY:
1. 111.1 Use and occupancy. No building or structure shall be used or occupied, and no change in the existing use
or occupancy classification of a building or structure or portion thereof shall be made, until the building official has
issued a certificate of occupancy as provided herein. Issuance of a certificate of occupancy shall not be construed as
an approval of a violation of the provisions of the Construction Codes, the Construction Administrative Code, or of
other ordinances of the jurisdiction.
Exceptions:
a. Work exempt from permits per RMC 4-5-060.E.2, 105.2 Work exempt from permit.
b. For single family dwellings and their accessory structures, the City issued building permit inspection record
may serve as the certificate of occupancy when the final inspection has been approved by the building official
or the building official’s designee. (Ord. 5810, 7-11-2016)
2. 111.2 Certificate issued. After the building official inspects the building or structure and finds no violations of
the provisions of the Construction Codes, the Construction Administrative Code, or other laws or ordinances that are
enforced by this jurisdiction, the building official shall issue a certificate of occupancy that contains the following:
a. The building permit number;
b. The address of the structure;
c. The name and address of the owner or the owner’s authorized agent; (Ord. 5810, 7 -11-2016)
d. A description of that portion of the structure for which the certificate is issued;
e. A statement that the described portion of the structure has been inspected for compliance with the
requirements of the Construction Codes and the Construction Administrative Code for the occupancy and
division of occupancy and the use for which the proposed occupancy is classified;
f. The name of the building official;
g. The edition of the code under which the permit was issued;
h. The use and occupancy;
i. The type of construction;
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 528/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
j. The design occupant load;
k. If an automatic sprinkler system is provided, whether the sprinkler system is required; and
l. Any special stipulations and conditions of the building permit.
3. 111.3 Temporary or phased occupancy. The building official is authorized to issue a temporary or phased
certificate of occupancy before the completion of the entire work covered by the permit, provided that such portion
or portions shall be occupied safely. The building official is authorized to require in addition to the completion of
life safety building components any or all accessibility components. The building official shall set a time period
during which the temporary or phased certificate of occupancy is valid. The building official is authorized to require
that a surety device be posted with the City in an amount equal to one hundred fifty percent (150%) of the
incomplete work as determined by the design professional. The surety device shall be refundable upon inspection,
final approval and a request in writing for the refund. It shall be the duty of the applicant to request the refund. (Ord.
5810, 7-11-2016)
4. 111.4 Revocation. The building official is authorized to, in writing, suspend or revoke a certificate of occupancy
issued under the provisions of the Construction Codes and the Construction Administrative Code wherever the
certificate is issued in error, or on the basis of incorrect information supplied, or where it is determined that the
building or structure or portion thereof is in violation of any ordinance or regulation or any of the provisions of the
Construction Codes or the Construction Administrative Code.
L. SECTION 112 – SERVICE UTILITIES:
1. 112.1 Connection of service utilities. No person shall make connections from a utility, source of energy, fuel or
power to any building or system that is regulated by the Construction Codes or the Construction Administrative
Code for which a permit is required, until approved by the building official.
2. 112.2 Temporary connection. The building official shall have the authority to authorize the temporary
connection of the building or system to the utility source of energy, fuel or power.
3. 112.3 Authority to disconnect service utilities. The building official shall have the authority to authorize
disconnection of utility service to the building, structure or system regulated by the Construction Codes and the
Construction Administrative Code in case of emergency where necessary to eliminate an immediate hazard to life or
property, or when such utility connection has been made without the approval required by RMC 4 -5-060.L.1, 112.1
Connection of service utilities, or RMC 4-5-060.L.2, 112.2 Temporary connection. The building official shall notify
the serving utility and, wherever possible, the owner and occupant of the building, structure or service system of the
decision to disconnect prior to taking such action. If not notified by some method prior to disconnecting, the owner
or occupant of the building, structure or service system shall be notified in writing, as soon as practical thereafter.
4. 112.4 Connection after order to disconnect. A person shall not make source connections to mechanical,
plumbing, or electrical systems regulated by the construction codes, which have been disconnected or ordered to be
disconnected by the code official, or the use of which has been ordered to be discontinued by the code official until
the code official authorizes the reconnection and use of such systems. Where a system is maintained in violation of
the construction code, and in violation of a notice issued pursuant to the provisions of this section, the code official
shall institute appropriate action to prevent, restrain, correct or abate the violation. (Ord. 5810, 7 -11-2016)
M. SECTION 113 – VIOLATIONS:
1. 113.1 Unlawful acts. It shall be unlawful for any person, firm or corporation to erect, construct, alter, extend,
repair, move, remove, demolish or occupy any building, structure or equipment regulated by the Construction Codes
and the Construction Administrative Code, or cause same to be done, in conflict with or in violation of any of the
provisions of the Construction Codes or the Construction Administrative Code.
2. 113.2 Stop work order authority. Whenever the building official finds any work being performed in a manner
either contrary to the provisions of the Construction Codes, the Construction Administrative Code, or other pertinent
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 529/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
laws or ordinances implemented through the enforcement of the Construction Codes and the Construction
Administrative Code, the building official is authorized to issue a stop work order.
3. 113.3 Stop work order issuance. The stop work order shall be in writing and shall be given to the owner of the
property involved, to the owner’s authorized agent, or to the person doing the work. Upon issuance of a stop work
order, the cited work shall immediately cease. The stop work order shall state the reason for the order, and the
conditions under which the cited work will be permitted to resume. (Ord. 5810, 7 -11-2016)
4. 113.4 Stop work order investigation fee. The building official is authorized to assess a special investigation fee
for the issuance of a stop work order when work has started without the issuance of a permit. The special
investigation fee shall be equal to twice the permit fee and in addition to the permit fee.
5. 113.5 Unlawful continuance. Any person who shall continue any work in or about the structure after having been
served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe
condition, shall be subject to penalties as prescribed by Chapter 1-10 RMC. (Ord. 6034, 11-15-2021)
6. 113.6 Enforcement. Enforcement of the Construction Codes and the Construction Administrative Code shall be
in conformance with the procedures set forth in Chapter 1-10 RMC. (Ord. 6034, 11-15-2021)
N. SECTION 114 – NOTICES AND ORDERS:
1. 114.1 Notice to person responsible. Whenever the code official determines that there has been a violation of this
code or has grounds to believe that a violation has occurred, notice shall be given in the manner prescribed in RMC
4-5-060.G.2, 107.2 Construction documents, as amended and the applicable provisions of Chapter 1 -10 RMC Code
Enforcement. (Ord. 5810, 7-11-2016; Ord. 6034, 11-15-2021)
2. 114.2 Form. Such notice prescribed in RMC 4-5-060.G.1, 107.1 Submittal documents, shall be in accordance
with Chapter 1-10 RMC. In addition to the information required by Chapter 1 -10 RMC, the notice and order shall
contain:
a. A statement that the building official has found the building to be dangerous with a brief and concise
description of the conditions found to render the building dangerous under the provisions of RMC 4 -5-060.H,
Section 108 – Temporary Structures and Uses, of this code.
b. Statements advising that if any required repair or demolition work (without vacation being also required) is
not commenced within the time specified, the building official:
i. Will order the building vacated and posted to prevent further occupancy until the work is completed; and
ii. May proceed to cause to be done and charge the costs thereof against the property or its owner. (Ord.
6034, 11-15-2021)
3. 114.3 Transfer of ownership. It shall be unlawful for the owner of any dwelling unit or structure who has
received a compliance order or upon whom a notice of violation has been served to sell, transfer, mortgage, lease or
otherwise dispose of such dwelling unit or structure to another until the provisions of the compliance order or notice
of violation have been complied with, or until such owner shall first furnish the grantee, transferee, mortgagee or
lessee a true copy of any compliance order or notice of violation issued by the code official and shall furnish to the
code official a signed and notarized statement from the grantee, transferee, mortgagee or lessee, acknowledging the
receipt of such compliance order or notice of violation and fully accepting the responsibility without condition for
making the corrections or repairs required by such compliance order or notice of violation.
O. SECTION 115 – UNSAFE STRUCTURES AND EQUIPMENT:
1. 115.1 General. Structures or existing equipment that are or hereafter become unsafe, unsanitary or deficient
because of inadequate means of egress facilities, inadequate light and ventilation, or which constitute a fire hazard,
or are otherwise dangerous to human life or the public welfare, or that involve illegal or improper occupancy or
inadequate maintenance, shall be deemed an unsafe condition. Unsafe structures shall be taken down and removed
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 530/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
or made safe, as the building official deems necessary pursuant to the provisions of this code. A vacant structure that
is not secured against entry shall be deemed unsafe.
2. 115.2 Closing of vacant structures. If the structure is vacant and unfit for human habitation and occupancy, and
is not in danger of structural collapse, the code official is authorized to post the structure “Do Not Occupy” and
order the structure to be closed up so as not to be an attractive nuisance. Upon failure of the owner to close up such
premises within the time specified in the order, the code official shall cause the premises to be closed and secured
through any available public agency or by contract or arrangement by private persons and the cost thereof shall be
charged against the real estate upon which the structure is located and shall be a lien upon such real estate and may
be collected by any other legal resource.
3. 115.3 Notice. Whenever the code official has closed a structure or locked out equipment under the provisions of
this section, notice shall be posted in a conspicuous place in, on or about the structure or equipment affected by such
notice and served on the owner or the person or persons responsible for the structure or equipment in accordance
with Chapter 1-10 RMC. The notice shall be in the form prescribed in RMC 4 -5-060.G.2, 107.2 Construction
documents, as amended. Every notice to vacate shall be issued, served and posted as an order to cease activity under
RMC 1-10-2.L. (Ord. 6034, 11-15-2021)
4. 115.4 Placarding. Upon failure of the owner or person responsible to comply with the notice provisions within
the time given, the code official shall post on or at each entry of the premises a placard indicating that the building is
not fit for occupancy and other information determined relevant by the building official.
5. 115.5 Placard removal. The code official shall remove the placard posted in accordance with the provisions of
RMC 4-5-060.H, Section 108 – Temporary Structures and Uses, whenever the defect or defects upon which the
action was based have been eliminated. Any person who defaces or removes the placard without the approval of the
code official shall be subject to the penalties set forth in Chapter 1 -10 RMC. (Ord. 6034, 11-15-2021)
6. 115.6 Prohibited occupancy. Any occupied structure condemned and placarded by the code official shall be
vacated as ordered by the code official. Any person who shall occupy a placarded premises or shall operate
placarded equipment, and any owner or any person responsible for the premises who shall let anyone occupy a
placarded premises or operate placarded equipment shall be liable for the penalties provided by the code.
7. 115.7 Repair, vacation and demolition. The following standards shall be followed by the building official (and
by the hearing examiner if an appeal is taken) in ordering the repair, vacation or demolition of any dangerous
building or structure:
a. Any building declared a dangerous building under this code shall be made to comply with one (1) of the
following:
i. The building shall be repaired in accordance with the current building code or other current code
applicable to the type of substandard conditions requiring repair;
ii. The building shall be demolished at the option of the building owner; or
iii. If the building does not constitute an immediate danger to the life, limb, property or safety of the public
it may be vacated, secured and maintained against entry.
b. If the building or structure is in such condition as to make it immediately dangerous to the life, limb,
property or safety of the public or its occupants, it shall be ordered to be vacated.
8. 115.8 Restoration. Where the structure or equipment determined to be unsafe by the building official is restored
to a safe condition, to the extent that repairs, alterations or additions are made or a change of occupancy occurs
during the restoration of the structure, such repairs, alterations, additions and change of occupancy shall comply
with the requirements of this code and the International Existing Building Code. (Ord. 5810, 7 -11-2016)
P. SECTION 116 – EMERGENCY MEASURES:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 531/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. 116.1 Imminent danger. When, in the opinion of the code official, there is imminent danger of failure or collapse
of a building or structure which endangers life, or when any structure or part of a structure has fallen and life is
endangered by the occupation of the structure, or when there is actual or potential danger to the building occupants
or those in the proximity of any structure because of explosives, explosive fumes or vapors or the presence of toxic
fumes, gases or materials, or operation of defective or dangerous equipment, the code official is hereby authorized
and empowered to order and require the occupants to vacate the premises forthwith. The code official shall cause to
be posted at each entrance to such structure a notice reading as follows: “This Structure Is Unsafe and Its Occupancy
Has Been Prohibited by the Code Official.” It shall be unlawful for any person to enter such structure except for the
purpose of securing the structure, making the required repairs, removing the hazardous condition or of demolishing
the same.
2. 116.2 Temporary safeguards. Notwithstanding other provisions of this code, whenever, in the opinion of the
code official, there is imminent danger due to an unsafe condition, the code official shall order the necessary work to
be done, including the boarding up of openings, to render such structure temporarily safe whether or not the legal
procedure herein described has been instituted; and shall cause such other action to be taken as the code official
deems necessary to meet such emergency.
3. 116.3 Closing streets. When necessary for public safety, the code official shall temporarily close structures and
close, or order the authority having jurisdiction to close, sidewalks, streets, public ways and places adjacent to
unsafe structures, and prohibit the same from being utilized.
4. 116.4 Emergency repairs. For the purposes of this section, the code official shall employ the necessary labor and
materials to perform the required work as expeditiously as possible.
5. 116.5 Costs of emergency repairs. Costs incurred in the performance of emergency work shall be paid by the
jurisdiction. The legal counsel of the jurisdiction shall institute appropriate action against the owner of the premises
where the unsafe structure is or was located for the recovery of such costs.
6. 116.6 Hearing. Any person ordered to take emergency measures shall comply with such order forthwith. Any
affected person shall thereafter, upon petition directed to the Community and Economic Development Administrator
or designee, be afforded a hearing as described in RMC 4-5-060.R, Section 118 - Appeals.
Q. SECTION 117 – DEMOLITION:
1. 117.1 General. The code official shall order the owner of any premises upon which is located any structure,
which in the code official’s judgment is so old, dilapidated or has become so out of repair as to be dangerous,
unsafe, insanitary or otherwise unfit for human habitation or occupancy, and such that it is unreasonable to repair the
structure, to demolish and remove such structure; or if such structure is capable of being made safe by repairs, to
repair and make safe and sanitary or to demolish and remove at the owner’s option; or where there has been a
cessation of normal construction of any structure for a period of more than two (2) years, to demolish and remove
such structure.
2. 117.2 Notices and orders. All notices and orders shall comply with RMC 4-5-060.N, Section 114 – Notices and
Orders.
3. 117.3 Failure to comply. If the owner of a premises fails to comply with a demolition order within the time
prescribed, the code official shall cause the structure to be demolished and removed, either through an available
public agency or by contract or arrangement with private persons, and the cost of such demolition and removal shall
be charged against the real estate upon which the structure is located and shall be a lien upon such real estate.
4. 117.4 Salvage materials. When any structure has been ordered demolished and removed, the governing body or
other designated officer under said contract or arrangement aforesaid shall have the right to sell the salvage and
valuable materials at the highest price obtainable. The net proceeds of such sale, after deducting the expenses of
such demolition and removal, shall be promptly remitted with a report of such sale or transaction, including the
items of expense and the amounts deducted, for the person who is entitled thereto, subject to any order of a court. If
such a surplus does not remain to be turned over, the report shall so state.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 532/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
R. SECTION 118 – APPEALS:
1. 118.1 General – building codes. Appeals of orders, decisions and determinations of the building official that do
not constitute enforcement actions shall be heard and decided by the Community and Economic Development
Administrator or designee pursuant to the provisions of RMC 4-8-110. To the extent the building codes adopted by
reference in this title refer to a “board of appeals” or a “building board of appeals,” those references shall be deemed
to refer to the Community and Economic Development Administrator or designee.
2. 118.2 General – fire codes. Appeals of orders, decisions and determinations of the fire code official that do not
constitute enforcement actions shall be heard and decided by the Fire and Emergency Services Chief or designee
pursuant to the provisions of RMC 4-8-110. To the extent the fire codes adopted by reference in this title refer to a
“board of appeals” or a “building board of appeals,” those references shall be deemed to refer to the Fire and
Emergency Services Chief or designee.
3. 118.3 Limitations on authority. An application for appeal shall be based on a claim that the true intent of the
Construction Codes or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of the
Construction Codes do not fully apply, or an equally good or better form of construction is proposed. The building
board of appeals shall have no authority relative to interpretation of the administrative provisions of the
Construction Codes nor shall the board be empowered to waive requirements of the Construction Codes which are
the codes, appendices and referenced code standards adopted by the jurisdiction. (Ord. 5711, 4 -14-2014)
S. SECTION 119 – APPLICABILITY OF CODES:
For mechanical, electrical or plumbing permit applications submitted after July 1, 2016, but related to the scope of
work identified in a building permit application that was complete prior to July 1, 2016, all applicable construction
codes adopted and in force at the time of filing of the complete building permit application will apply. (Ord. 5810,
7-11-2016)
4-5-065 DIVERSION OF BUILDING MATERIALS FROM LANDFILLS:
A. PURPOSE:
The purpose of this Section is to increase the reuse of construction and removed building materials.
B. DEFINITIONS:
Unless otherwise expressly stated, the following words and terms shall, for the purposes of this Section, have the
following meanings:
1. “Demolition” means the process of razing, relocating, or removing an existing building or structure, or a portion
thereof.
2. “Beneficial use” means the reuse of solid waste as an ingredient in a manufacturing process, or as an effective
substitute for natural or commercial products in a manner that does not pose a threat to human health or the
environment. Avoidance of processing or disposal cost alone does not constitute beneficial use.
3. “Recyclable materials” shall mean the list of construction and demolition materials determined by the
Administrator to have the potential for beneficial use, and so promulgated by the Administrator.
C. APPLICABILITY:
Applicants for a permit to conduct the following activities shall be subject to this Section:
1. Construct a structure greater than one thousand (1,000) square feet of gross floor area;
2. Demolish an entire building or structure greater than one thousand (1,000) square feet of gross floor area; or
3. Make alterations greater than one thousand (1,000) square feet of gross floor area of a building or structure or
tenant improvements greater than two thousand five hundred (2,500) square feet of gross floor area.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 533/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
D. REQUIREMENTS:
1. On any site where qualifying construction and/or demolition will occur there shall be at least one bin on site for
recyclable materials, which may be commingled, that shall be sent to a County -designated construction and
demolition materials processing facility for recycling for beneficial use.
2. All applicants for qualifying construction or demolition permits shall submit a waste diversion report prior to
permit finalization or issuance of a certificate of occupancy. A partial or temporary certificate of occupancy may be
issued prior to submittal of the waste diversion report.
3. In instances where shared construction and demolition collection containers are used by two (2) or more projects,
periodic waste reports may be submitted in place of a final waste diversion report, as determined by the Building
Official. The waste diversion report shall identify the amount, by weight or volume, of generated construction and
demolition material removed from a project site, the hauler, and the receiving facility or location for each
commodity. A signed affidavit from the receiving location and photo documentation must be included for salvaged
materials for which a tip receipt cannot be obtained.
E. EXCEPTIONS:
Construction activity otherwise subject to this Section shall not include disaster response performed in conjunction
with a declared emergency, the removal of structures determined to be hazardous or dangerous by the Building
Official, the removal of recyclable materials that are painted, have hazardous or asbestos-containing constituents, are
difficult to separate from other materials, or are present only in very small quantities.
(Ord. 5954, 11-18-2019)
4-5-070 INTERNATIONAL FIRE CODE AND FIRE PREVENTION REGULATIONS:
A. PURPOSE:
The following provisions and regulations are adopted as part of the City’s fire prevention program to abate existing
fire hazards, to investigate the cause, origin and circumstances of fires, to inspect potential fire hazards, to control
the means and adequacy of the construction and safety of buildings in case of fires, within commercial, business,
industrial or manufacturing areas and all other places in which numbers of persons work, meet, live or congregate
within the City of Renton, as hereinafter more particularly set forth. (Ord. 2434, 9 -23-1968; Amd. Ord. 5086,
6-21-2004)
B. ADOPTION OF FIRE CODE AND STANDARDS:
The International Fire Code, 2018 Edition, and its Appendices B and H, all published by the International Code
Council, as adopted and amended by the State Building Code Council in Chapter 51 -54A WAC, and as amended in
this Section, but not including International Fire Code Section 5707, are adopted by reference thereto as though fully
set forth herein and shall be applicable within the City. Not less than one copy of such code and appendices shall be
filed in the City Clerk’s office and shall be available for use and examination by the public. (Ord. 4547, 7 -24-1995;
Amd. Ord. 4769, 3-8-1999; Ord. 5086, 6-21-2004; Ord. 5404, 7-21-2008; Ord. 5556, 10-11-2010; Ord. 5712,
4-14-2014)
C. AMENDMENTS, ADDITIONS, AND DELETIONS TO THE FIRE CODE:
1. Subsection 101.1, Title, is hereby amended to read as follows:
101.1 Title. These regulations shall be known as the Fire Code of the City of Renton, hereinafter referred to as
“this code.” Any references to “this jurisdiction” shall be references to the City of Renton, Washington.
2. Subsection 102.7, Referenced codes and standards, is hereby amended to read as follows:
102.7 Referenced codes and standards. The codes and standards referenced in this code shall be those that are
listed in Chapter 80, except the phrase “Electrical Code adopted by the City of Renton” shall be substituted for
all references to the National Electrical Code (NFPA 70). Such codes and standards shall be considered part of
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 534/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
the requirements of this code to the prescribed extent of each such reference and as further regulated in
Sections 102.7.1 and 102.7.2. (Ord. 5888, 10-8-2018)
3. Subsection 103.1, General, is hereby amended to read as follows:
103.1 General. All references in this code to the “department of fire prevention within the jurisdiction” shall be
synonymous with the Fire Department under the direction of the Fire Code Official. The function of the
department shall be the implementation, administration and enforcement of the provisions of this code.
4. Subsection 103.3, Deputies, is hereby amended by changing the title to “Fire Marshal/Deputy(ies)/Assistant(s),”
and to read as follows:
103.3 Fire Marshal/Deputy(ies)/Assistant(s). In accordance with prescribed procedures of this jurisdiction,
the Fire Code Official shall have the authority to appoint a Fire Marshal, Deputy Fire Marshal(s), Fire Plans
Reviewer(s) and/or Assistant Fire Marshal(s), other related technical officers, and other employees.
5. Section 103.4.1, Legal defense, is hereby amended to read as follows:
103.4.1 Legal defense. Any employee performing duties in connection with the enforcement of this code and
acting in good faith and without malice in the performance of such duties shall be relieved from any personal
liability for any damage to persons or property as a result of any act or omission in the discharge of such duties,
and in the event of claims and/or litigation arising from such act or omission, the City Attorney shall, at the
request of and on behalf of said employee, investigate and defend such claims and/or litigation and if the claim
be deemed by the City Attorney a proper one or if judgment be rendered against such administrative authority
or employee, said claim or judgment shall be paid by the City. This subsection applies only to employees that
are paid by and work directly for the City of Renton. It does not apply to those working for other entities,
including the Renton Regional Fire Authority.
6. Subsection 103.4, Liability, is hereby amended by adding a new subsection, to read as follows:
103.4.2 Recovery of Costs. The Fire Department may recover costs from responsible persons, or business or
property owners, for any of the following:
1. Suppression and investigation of incendiary fires where the responsible party has been duly convicted
of causing the fire.
2. Personnel and apparatus costs associated with repeat responses to situations involving illegal burns after
the second response within a calendar year to the same location. Apparatus costs shall be based on the fee
schedule established by the King County Fire Chiefs’ Association.
7. Subsection 104.1, General, is hereby amended by adding a new subsection, to read as follows:
104.1.1 Discretionary authority. The Fire Chief, Fire Marshal, Deputy Fire Marshals, Fire Plans Reviewer(s)
and/or Assistant Fire Marshal(s) assigned to the Fire Department shall have the authority and discretion to
enforce this code.
8. Subsection 104.10.1, Assistance from other agencies, is hereby amended to read as follows:
104.10.1 Assistance from other agencies. Police and other enforcement agencies shall have authority to render
necessary assistance in the investigation of fires or the enforcement of this code as requested by the Fire Code
Official, or his/her designee.
9. Subsection 105.1.1, Permits required, is hereby amended by adding a new subsection, to read as follows:
105.1.1.1 Operational permit fees. The fee for permits issued in accordance with Subsection 105.6 of the
International Fire Code and permits issued for underground tank removal shall be as stipulated in the City of
Renton Fee Schedule. Fees for tank storage shall be assessed for each individual tank.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 535/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Exceptions:
1. Permit fees for Class IIIB liquid storage shall be assessed for each tank up to a total of five tanks, and no
additional fee shall be charged for the sixth through the tenth tank. The eleventh tank and each subsequent tank
of Class IIIB liquids shall be assessed per tank.
2. Permit fees for carbon dioxide systems used in beverage dispensing applications shall be waived.
The permits shall expire on December 31 of each calendar year or as otherwise noted on the permit. The permit
fee shall be payable at or before the time of issuance or renewal of the permit. In the event of failure to remit
payment for an operational permit within thirty (30) days after receipt of application or renewal notice, a late
fee as specified for Fire Plan Review and Inspection Fees in the City of Renton Fee Schedule shall be assessed
in addition to the permit fees.
10. Subsection 105.4.1, Submittals, is hereby amended by adding new subsections, to read as follows:
105.4.1.2 Construction plan review. Plans shall be submitted for review and approval prior to issuing a permit
for work set forth in Subsections 105.7.1 through 105.7.25.
105.4.1.3 Plan review and construction fees. Construction plans required to be reviewed by this Chapter and
the International Fire Code shall be charged in accordance with the City of Renton Fee Schedule.
11. Subsection 105.6.3, Aviation facilities, is hereby amended to add a new subsection to read as follows:
105.6.3.1 Aircraft Refueling Vehicle. An annual operational permit is required to operate an aircraft refueling
vehicle.
12. Subsection 105.6.16, Flammable and combustible liquids, is hereby amended to read as follows:
105.6.16 Flammable and combustible liquids. An operational permit is required:
1. To use or operate a pipeline for the transportation within facilities of flammable or combustible liquids.
This requirement shall not apply to the off-site transportation in pipelines regulated by the Department of
Transportation (DOT) nor does it apply to piping systems.
2. To store, handle or use Class I liquids in excess of five (5) gallons (19L) in a building or in excess of ten
(10) gallons (37.9L) outside of a building, except that a permit is not required for the following:
2.1. The storage or use of Class I liquids in the fuel tank of a motor vehicle, aircraft, motorboat, mobile
power plant or mobile heating plant unless such storage, in the opinion of the Fire Code Official,
would cause an unsafe condition.
2.2 The storage or use of paints, oils, varnishes or similar flammable mixtures when such liquids are
stored for maintenance, painting or similar purposes for a period of not more than thirty (30) days.
3. To store, handle or use Class II or Class IIIA liquids in excess of twenty -five (25) gallons (95L) in a
building or in excess of sixty (60) gallons (227L) outside a building, except for fuel oil used in connection
with oil-burning equipment in single-family and duplex dwellings.
4. To store, handle or use Class IIIB liquids in tanks or portable tanks for fueling motor vehicles at motor
fuel-dispensing facilities or where connected to fuel-burning equipment.
Exception: Fuel oil and used motor oil used for space heating or water heating in single -family or duplex
dwellings.
5. To remove Class I or II liquids from an underground storage tank used for fueling motor vehicles by
any means other than the approved, stationary on -site pumps normally used for dispensing purposes.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 536/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
6. To operate tank vehicles, equipment, tanks, plants, terminals, wells, fuel -dispensing stations, refineries,
distilleries and similar facilities where flammable and Class II, IIIA or IIIB combustible liquids are
produced, processed, transported, stored, dispensed or used.
7. To place temporarily out of service (for more than ninety (90) days) an underground, protected
above-ground or above-ground flammable or combustible liquid tank.
8. To change the type of contents stored in a flammable or combustible liquid tank to a material that poses
a greater hazard than that for which the tank was designed and constructed.
9. To manufacture, process, blend or refine flammable or combustible liquids.
10. To engage in the dispensing of liquid fuels into the fuel tanks of motor vehicles at commercial,
industrial, governmental or manufacturing establishments in accordance with Section 5706.5.4.
11. To utilize a site for the dispensing of liquid fuels from tank vehicles into the fuel tanks of motor
vehicles, marine craft and other special equipment at commercial, industrial, governmental or
manufacturing establishments in accordance with Section 5706.5.4.
13. Subsection 105.6.23, Hot work operations, is hereby amended to read as follows:
105.6.23 Hot works operations. An operational permit is required for hot work including, but not limited to:
1. Public exhibitions and demonstrations where hot work is conducted.
2. Use of portable hot work equipment inside a structure.
[Exception deleted.]
3. Fixed-site hot work equipment such as welding booths.
4. Hot work conducted within a wildfire risk area.
5. Application of roof coverings with the use of an open-flame device.
6. When approved, the Fire Code Official shall issue a permit to carry out a hot work program. This
program allows approved personnel to regulate their facility’s hot work operations. The approved
personnel shall be trained in the fire safety aspects denoted in this Chapter and shall be responsible for
issuing permits requiring compliance with the requirements found in Chapter 35. These permits shall be
issued only to their employees or hot work operations under their supervision.
14. Subsection 105.6.30, Mobile food preparation vehicles, is hereby amended to read as follows:
105.6.30 Mobile food facility. An operational permit is required to operate a mobile food facility. The Fire
Code Official has discretion to accept a fire inspection from another King County fire agency when that
inspection has been deemed comparable.
15. Subsection 105.6.37, Places of Assembly, is hereby amended by adding a new subsection, to read as follows:
105.6.37.1 Temporary place of assembly/special event permit. An operational permit is required for any
special event where three hundred (300) or more people will congregate, either outdoors or indoors, in other
than a Group A Occupancy.
16. Subsection 105.6, Required operational permits, is hereby amended to add a new subsection to read as
follows:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 537/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
105.6.51 Commercial Cooking Hood Suppression System Contractor. A permit is required for all
companies performing any inspection, service, maintenance or repair on commercial cooking hood suppression
systems. This permit shall be valid for twenty-four (24) months.
17. Subsection 105.7.13, Hazardous materials, is hereby amended to read as follows:
105.7.13 Hazardous materials. A construction permit is required to install, repair damage to, abandon,
remove, place temporarily out of service, or close or substantially modify a storage facility, tank, or other area
regulated by Chapter 50 when the hazardous materials in use or storage exceed the amounts listed in Table
105.6.20.
Exceptions:
1. Routine maintenance.
2. For repair work performed on an emergency basis, application for permit shall be made within two (2)
working days of commencement of work.
18. Subsection 108.1, Maintenance of safeguards, is hereby amended by adding a new subsection, to read as
follows:
108.1.1 Malfunctioning alarm fee. Whenever an alarm system is activated due to a malfunction and the Fire
Department is dispatched, a report of the false alarm will be recorded for the building or area affected. For the
first, second and third false alarm within a calendar year, no fee will be assessed. For every false alarm caused
by a malfunction of the alarm beyond the third false alarm a fee will be assessed as per the City of Renton Fee
Schedule.
19. Subsection 109.1, Board of appeals established, is hereby amended by changing the title to “Hearing
Examiner,” and amended to read as follows:
109.1 Hearing Examiner. In order to hear and decide appeals of orders, decisions or determinations made by
the Fire Code Official relative to the application and interpretation of this code, the Hearing Examiner process
established by the City of Renton as set forth in RMC 4-8-110, shall have authority.
20. Subsection 109.3, Qualifications, is hereby deleted.
21. Subsection 110.3, Notice of violation, is hereby amended to read as follows:
110.3 Notice of violation. When the Fire Code Official finds a building, premises, vehicle, storage facility or
outdoor area that is in violation of this code, the Fire Code Official is authorized to prepare a written notice of
violation describing the conditions deemed unsafe and, when compliance is not immediate, specifying a time
for reinspection.
22. Subsection 110.3.1, Service, is hereby amended by adding new subsections, to read as follows:
110.3.1.1 Reinspection. Whenever the Fire Department has given notification of a violation that required a
reinspection and thirty (30) days have expired with such condition or violation still in existence, a “Subsequent
Reinspection” will be required.
110.3.1.2 Reinspection Fee. Any Subsequent Reinspection, after the original thirty (30) days period of time,
shall require the payment of a reinspection fee as specified in the City of Renton Fee Schedule, to be assessed
against the person owning, operating or occupying the building or premises wherein the violation exists.
However, any building owner, operator or occupant, upon a reasonable request to the Fire Code Official, may
obtain an extension of said thirty (30) day period for a reasonable period to be established by the Fire Code
Official to allow such time for compliance. The request for an extension must be received by the Fire
Department prior to the expiration of the original reinspection date.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 538/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
23. Subsection 110.3.2, Compliance with orders and notices, is hereby amended by adding a new subsection, to
read as follows:
110.3.2.1 Notice and Responsibility. Whenever the infraction, condition or violation involves the structural
integrity of the building, then the notice of the infraction, condition or violation shall be sent to both the
building owner and its occupant or occupants. Should compliance with the fire code – so as to remedy the
infraction, condition or violation – require additions or changes to the building or premises, which would be
part of the structure or the fixtures to the realty, then the responsibility to remedy the infraction, condition, or
violation shall be upon the owner of the building unless the owner and occupant shall otherwise agree between
themselves and so notify the City. If, then, the occupant does not remedy the infraction, condition, or violation,
then the City shall have the right to demand such remedy from the owner of the premises.
24. Subsection 110.4, Violation Penalties, is hereby amended to read as follows:
110.4 Violation Penalties. Persons who shall violate a provision of this code or shall fail to comply with any of
the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved
construction documents or directive of the Fire Code Official, or of a permit or certificate used under
provisions of this code, shall be guilty of a misdemeanor and subject to the penalties in RMC 1 -3-1, except as
provided in RMC 4-5-070.C.44 and 100. Each day that a violation continues after due notice has been served
shall be deemed a separate offense.
25. Subsection 112.4, Failure to comply, is hereby amended to read as follows:
112.4 Failure to comply. Any person who shall continue any work after having been served with a stop work
order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be
guilty of a misdemeanor, subject to RMC 1-3-1.
26. Section 202, General Definitions, is hereby amended by changing the definitions of “Fire Chief” and “Fire
Code Official” to read as follows:
FIRE CHIEF. All references in this code to the fire chief shall mean the Fire Chief of the Renton Regional
Fire Authority, or a duly authorized representative.
FIRE CODE OFFICIAL. The Fire Chief, or his or her designee, shall be the chief enforcement officer with
respect to this code.
27. Section 202, General Definitions, is hereby amended by adding the following definitions:
AIRCRAFT REFUELING VEHICLE. A fuel servicing hydrant vehicle, hydrant cart, or an aircraft servicing
tank vehicle as defined in NFPA 407.
AUTOMATED EXTERNAL DEFIBRILLATOR (AED). An automated external defibrillator (AED) is a
portable automatic device used to restore normal heart rhythm to patients in cardiac arrest.
MOBILE FOOD FACILITY. Permanent and nonpermanent food operation vehicles that store, prepare,
package, serve, vend, or otherwise provide food for human consumption, on or off the premises.
PRIVATE SMOKING CLUB. A place where smoking (as that term is defined by Chapter 70.160 RCW)
occurs, that is privately operated, employs no employees and is not open to the public, or which otherwise
holds itself out as meeting the criteria for such a place as established by the King County Department of Public
Health.
SPECIAL EVENT. For the purposes of this code, events that have large occupant loads or create a potential
hazard to the participants or the community shall be defined as a “special event” including:
a. Any event that occurs in a permitted place of assembly that introduces a hazard regulated by this code
and not approved at the time of the issuance of the Place of Assembly Permit.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 539/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Any event with an occupant load that exceeds three hundred (300) in a location that does not have a
Place of Assembly Permit.
c. All temporary places of assembly.
TEMPORARY PLACE OF ASSEMBLY. An occupancy not classified as “Assembly Group A” that is used
for activities normally restricted to assembly occupancies and limited to a period of less than thirty (30)
calendar days of assembly use.
28. Subsection 307.1, General, is hereby amended to read as follows:
307.1 General. Open burning is hereby prohibited in conformance with the Puget Sound Clean Air Agency and
the Department of Ecology regulations.
29. Subsection 307.2, Permit required, is hereby deleted.
30. Section 308, Open Flames, is hereby amended to add a new subsection 308.5, Sky Lanterns, to read as follows:
308.5 Sky Lanterns. The lighting and/or release of sky lanterns or like materials shall be prohibited in the City
of Renton.
31. Subsection 319.1, General, is hereby amended to read as follows:
319.1 General. Mobile food preparation vehicle and mobile food facilities shall comply with this section.
32. Section 319, Mobile Food Preparation Vehicles, is amended to add a new subsection to read as follows:
319.11 Location. Mobile food facilities shall not be located within ten feet (10') of buildings, tents, canopies or
membrane structures, or within ten feet (10') of any other mobile food facility.
Exceptions:
1. When mobile food facilities are positioned on public streets, the distance from buildings may be reduced to
five feet (5'). This exception is designated for events lasting a maximum of no more than three (3) consecutive
calendar days in a row.
2. When located on private property, the distance from buildings may be reduced to five feet (5') if exposed by
a fire wall constructed of materials of clay or concrete only and having no openings such as windows or doors.
33. Subsection 401.5, Making a false report, is hereby amended to read as follows:
401.5 Making false report. It shall be a misdemeanor for a person to give, signal, or transmit a false fire alarm.
34. Subsection 401.6, Emergency evacuation drills, is hereby amended to read as follows:
401.6 Emergency evacuation drills. Nothing in this section shall prohibit the sounding of a fire alarm signal
or the carrying out of an emergency evacuation drill in accordance with the provisions of Section 405.
35. Subsection 403.2, Group A occupancies, is hereby amended by adding new subsections to read as follows:
403.2.5 Automated External Defibrillators (AED). Group A-1 through A-5 occupancies with an occupancy
load of three hundred (300) or more persons, shall have available and maintain an AED on the premises.
403.2.5.1 Placement. The location of the AEDs shall be as determined by the Fire Code Official with a
one way travel distance not to exceed six hundred (600) feet.
403.2.5.2 AED Maintenance. AEDs shall be maintained as per the manufacturer’s requirements.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 540/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
403.2.5.3 Automated External Defibrillator (AED) Training. Where AEDs are required by this code,
employees shall be trained in the use of and be familiar with the locations of the AEDs.
36. Section 403, Emergency Preparedness Requirements, is hereby amended by adding a new subsection to read
as follows:
403.13 Boarding homes and residential care facilities (I-1, I-2, I-3, R-2 and R-4 occupancies). Boarding
homes and/or Assisted Living Facilities as defined by the State Building Code shall comply with Subsections
403.13.1 through 403.13.5 regardless of the capabilities of their residents.
403.13.1 Receiving facilities. The fire safety, emergency and evacuation plans must include memoranda of
understanding (MOU) with appropriate facilities that can receive residents with special needs if the host facility
must be evacuated.
403.13.2 Transportation agreements. The fire safety, emergency and evacuation plans must include
memoranda of understanding (MOU) with transportation companies or services to provide sufficient
transportation resources for residents with special needs and their attending staff in the event of an evacuation.
403.13.3 Residential tracking. The fire safety, emergency and evacuation plans must include provisions for
tracking residents with special needs in the event of an evacuation. The facility must be able to account for each
resident’s method of transportation and destination including residents who are picked up by non -staff
members, even if a transfer of care occurs after the resident’s arrival at a secondary facility.
403.13.4 Emergency communications. The facility must maintain the ability to receive emergency warnings
and public information messages even during a power outage. A NOAA weather radio along with a battery
operated AM/FM radio provides sufficient warning and information capability to meet this requirement. The
facility must have an emergency communications plan to communicate with off -site staff to inform them of the
facility’s status, evacuations, or a need for increased staffing levels if normal modes of communication are not
operational. The emergency communications plan will also address communication with the families of
residents regarding residents’ status, location and safety when the resident is unable to carry out
communications on their own, in accordance with state law.
403.13.5 Environment. The facility must have a plan and readily accessible provisions to maintain a safe
temperature environment and adequate ventilation for residents in the event of a utility or equipment outage.
The facility must also provide non-flame sources of lighting sufficient to keep residents safe when moving
around the facility. Candles or other flame sources of heat and light are not approved due to the increased risk
of fire.
37. Subsection 503.1, Where required, is hereby amended to read as follows:
503.1 Where required. Fire apparatus access roads shall be provided and maintained in accordance with
Subsections 503.1.1 through 503.2.
38. Subsection 503.1.1, Buildings and facilities, of the International Fire Code, 2018 Edition, is hereby adopted.
39. Subsection 503.1.2, Additional access, of the International Fire Code, 2018 Edition, is hereby adopted and
amended to read as follows:
503.1.2 Two means of access. Two (2) means of approved access shall be required when a complex of three
(3) or more buildings is located more than two hundred feet (200') from a public road. (RMC 4 -6-060.H.5)
40. Subsection 503.2, Specifications, of the International Fire Code, 2018 Edition, is hereby amended to read as
follows:
503.2 Specifications. Fire apparatus access roads shall be installed and arranged in accordance with RMC
4-4-080 and 4-6-060.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 541/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
41. Section 504, Access to Building Openings and Roofs, is hereby amended by adding a new subsection, to read
as follows:
504.4 Buildings with enclosed interior courtyards. New buildings with enclosed interior courtyards shall
have a straight/direct access corridor and/or stairway from the exterior to the courtyard at a location acceptable
to the Fire Code Official. If a stairway is used it shall comply with International Fire Code Section 1011 and a
corridor shall comply with International Fire Code Section 1020. The access shall have a minimum width of
four feet (4') and be large enough to carry a thirty-five-foot (35') long sectional ladder (minimum folded length
twenty feet (20')) directly from the exterior to the courtyard without obstructions. The access door shall be
marked at the street as “Direct access to courtyard.”
42. Subsection 505.1, Address identification, is hereby amended by adding new subsections, to read as follows:
505.1.1 Identification size. In order that the address identification is plainly visible, the following minimum
sizes, figures or numbers, in block style in contrasting color shall be used in accordance with the following:
1. Single-family residential houses – four inches (4").
2. Multi-family residential, commercial, or small business: fifty feet (50') or less setback – six inches (6");
more than fifty feet (50') setback – ten inches (10").
3. Large commercial or industrial areas: one hundred feet (100') or less setback – eighteen inches (18");
more than one hundred feet (100') setback – twenty-four inches (24").
505.1.2 Rear Door Marking. When vehicle access is provided to the rear of commercial, industrial and
warehouse buildings, the rear doors servicing individual businesses shall be marked to indicate address and/or
unit identification with letters or numbers at least four inches (4") high.
505.1.3 Suite numbers. Buildings consisting of separate suites with the same building address shall have their
suite number marked so that the suite is readily identifiable and the numbers or letters sized as per Subsection
505.1.1.
Exception: Suites located on an interior hall or corridor shall have lettering at least one inch (1") high.
43. Subsection 507.5.1, Where required, is hereby amended to read as follows:
507.5.1 Where required. Where a portion of the facility or building hereafter constructed or moved into or
within the jurisdiction is more than one hundred fifty feet (150') from a hydrant on a fire apparatus access road,
as measured by an approved route around the exterior of the facility or building, on -site fire hydrants and mains
shall be provided where required by the Fire Code Official.
Exceptions:
1. For Group R-3 and Group U occupancies, the distance requirement shall be three hundred feet (300').
2. Deleted.
44. Section 510, Emergency Responder Radio Coverage, is hereby amended to read as follows:
510.1 Emergency responder radio coverage in new buildings. Approved radio coverage for emergency
responders shall be provided within buildings meeting any of the following conditions:
1. High rise buildings;
2. The total building area is fifty thousand square feet (50,000') or more;
3. The total basement area is ten thousand square feet (10,000') or more; or
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 542/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. There are floors used for human occupancy more than thirty feet (30') below the finished floor of the
lowest level of exit discharge.
5. Buildings or structures where the Fire Code Official or police chief determines that in-building radio
coverage is critical because of its unique design, location, use or occupancy.
The radio coverage system shall be installed in accordance with Sections 510.4 through 510.5.5 of this code
and with the provisions of NFPA 1221. This section shall not require improvement of the existing public safety
communication systems.
When determining if the minimum signal strength referenced in 510.4.1.1 exists at a subject building, the signal
strength shall be measured at any point on the exterior of the building up to the highest point on the roof.
Exceptions:
1. Buildings and areas of buildings that have minimum radio coverage signal strength levels of the King
County Regional 800 MHz Emergency Radio System within the building in accordance with Section 510.4.1
without the use of a radio coverage system.
2. In facilities where emergency responder radio coverage is required and such systems, components or
equipment required could have a negative impact on the normal operations of that facility, the Fire Code
Official shall have the authority to accept an automatically activated emergency responder radio coverage
system.
3. One (1)- and two (2)- family dwellings and townhouses.
4. Subject to the approval of the Fire Code Official, buildings other than high -rise buildings, colleges,
universities, and buildings primarily occupied by Group E or I occupancies that have completed a Mobile
Emergency Responder Radio Coverage application and submitted payment as outline in the application.
510.2 Emergency responder radio coverage in existing buildings. Existing buildings shall be provided with
approved radio coverage for emergency responders as required in Chapter 11.
510.3 Permit required. A construction permit for the installation of or modification to emergency responder
radio coverage systems and related equipment is required as specified in Section 105.7.6. Maintenance
performed in accordance with this code is not considered a modification and does not require a permit.
Prior coordination and approval from the Public Safety Radio System Operator is required before installation of
an emergency responder radio system. Until 2022, such approval is required from King County or Valley
Communications Center. In 2022 Puget Sound Emergency Radio Network (PSERN) will be the single operator
of a county-wide system.
In order to be forward compatible, designers and contractors should be aware of PSERN’s requirements for
Distributed Antenna Systems.
510.4 Technical requirements. Systems, components, and equipment required to provide the emergency
responder radio coverage system shall comply with Sections 510.4.1 through 510.4.2.8.
510.4.1 Emergency responder communication enhancement system signal strength. The building shall be
considered to have acceptable emergency responder communications enhancement system coverage when
signal strength measurements in ninety-five percent (95%) of all areas on each floor of the building meet the
signal strength requirements in Sections 510.4.1.1 through 510.4.1.3.
Exception: Critical areas, defined for purposes of this Section 4 -5-070 by PSERN of King County, as the fire
command center(s), the fire pump room(s), interior exit stairways, exit passageways, elevator lobbies,
standpipe cabinets, sprinkler sectional valve locations, and other areas required by the Fire Code Official, shall
be provided with ninety-nine percent (99%) floor area radio coverage.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 543/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
510.4.1.1 Minimum signal strength into the building. The minimum inbound signal strength shall be
sufficient to provide usable voice communications throughout the coverage area as specified by the Fire Code
Official. The inbound signal level shall be a minimum of -95dBm in ninety-five percent (95%) of the coverage
area and ninety-nine percent (99%) in critical areas and sufficient to provide not less than a Delivered Audio
Quality (DAQ) of 3.0 or an equivalent Signal-to-Interference-Plus-Noise Ratio (SINR) applicable to the
technology for either analog or digital signals.
510.4.1.2 Minimum signal strength out of the building. The minimum outbound signal strength shall be
sufficient to provide usable voice communications throughout the coverage area as specified by the Fire Code
Official. The outbound signal level shall be sufficient to provide not less than a DAQ of 3.0 or an equivalent
SINR applicable to the technology for either analog or digital signals. A minimum signal strength of -95 dBm
shall be received by the King County Regional 800 MHz Emergency Radio System when transmitted from
within the building.
510.4.1.3 System performance. Signal strength shall be sufficient to meet the requirements of the applications
being utilized by public safety for emergency operations through the coverage area as specified by the radio
system manager (Public Radio System Operator) in section 510.4.2.2.
510.4.2 System design. The emergency responder radio coverage system shall be designed in accordance with
Sections 510.4.2.1 through 510.4.2.8 and NFPA 1221.
510.4.2.1 Amplification systems and components. Buildings and structures that cannot support the required
level of radio coverage shall be equipped with systems and components to enhance the public safety radio
signals and achieve the required level of radio coverage specified in Sections 510.4.1 through 510.4.1.3. Public
safety communications enhancement systems utilizing radio-frequency-emitting devices and cabling shall be
allowed by the Public Safety Radio System Operator. Prior to installation, all RF-emitting devices shall have
the certification of the radio licensing authority and be suitable for public safety use.
510.4.2.2 Technical criteria. The Public Safety Radio System Operator shall provide the various frequencies
required, the location of radio sites, the effective radiated power of radio sites, the maximum propagation delay
in microseconds, the applications being used and other supporting technical information necessary for system
design upon request by the building owner or owner’s representative.
510.4.2.3 Power supply sources. Emergency responder radio coverage systems shall be provided with
dedicated standby batteries or provided with two (2)-hour standby batteries and connected to the facility
generator power system in accordance with Section 1203. The standby power supply shall be capable of
operating the emergency responder radio coverage system at one hundred percent (100%) system capacity for a
duration of not less than twelve (12) hours.
510.4.2.4 Signal booster requirements. If used, signal boosters shall meet the following requirements:
1. All signal booster components shall be contained in a National Electrical Manufacturer’s Association
(NEMA) 4, IP66-type waterproof cabinet or equivalent.
Exception: Listed battery systems that are contained in integrated battery cabinets.
2. Battery systems used for the emergency power source shall be contained in a NEMA 3R or higher -rated
cabinet, IP65-type waterproof cabinet, or equivalent.
3. Equipment shall have Federal Communications Commission (FCC) or other radio licensing authority
certification and be suitable for public safety use prior to installation.
4. Where a donor antenna exists, isolation shall be maintained between the donor antenna and all inside
antennas to not less than 20dB greater than the system gain under all operating conditions.
5. Bi-Directional Amplifiers (BDAs) used in emergency responder radio coverage systems shall be fitted
with anti-oscillation circuitry and per-channel AGC.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 544/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
6. The installation of amplification systems or systems that operate on or provide the means to cause
interference on any emergency responder radio coverage networks shall be coordinated and approved by
the Public Safety Radio System Operator.
7. Unless otherwise approved by the Public Safety Radio System Operator, only channelized signal
boosters shall be permitted.
Exception: Broadband BDAs may be utilized when specifically authorized in writing by the Public Safety
Radio System Operator
8. BDAs must also comply with PSERN’s detailed requirements, which include channelized, minimum, of
twenty-eight (28) channels, supporting analog, P25 Phase I (FDMA), and P25 Phase II (TDMA).
510.4.2.5 System monitoring. The emergency responder radio enhancement system shall include automatic
supervisory and trouble signals that are monitored by a supervisory service and are annunciated by the fire
alarm system in accordance with NFPA 72. The following conditions shall be separately annunciated by the
fire alarm system, or, if the status of each of the following conditions is individually displayed on a dedicated
panel on the radio enhancement system, a single automatic supervisory signal may be annunciated on the fire
alarm system indicating deficiencies of the radio enhancement system:
1. Loss of normal AC power supply.
2. System battery charger(s) failure.
3. Malfunction of the donor antenna(s).
4. Failure of active RF-emitting device(s).
5. Low-battery capacity at seventy percent (70%) reduction of operating capacity.
6. Active system component malfunction.
7. Malfunction of the communications link between the fire alarm system and the emergency responder
radio enhancement system.
510.4.2.6 Additional frequencies and change of frequencies. The emergency responder radio coverage
system shall be capable of modification or expansion in the event frequency changes are required by the FCC
or other radio licensing authority, or additional frequencies are made available by the FCC or other radio
licensing authority.
510.4.2.7 Design documents. The fire code official shall have the authority to require “as-built” design
documents and specifications for emergency responder communications coverage systems. The documents
shall be in a format acceptable to the Fire Code Official.
510.4.2.8 Radio communication antenna density. Systems shall be engineered to minimize the near-far
effect. Radio enhancement system designs shall include sufficient antenna density to address reduced gain
conditions.
Exceptions:
1. Class A narrow band signal booster devices with independent AGC/ALC circuits per channel.
2. Systems where all portable devices within the same band use active power control.
510.5 Installation requirements. The installation of the public safety radio coverage system shall be in
accordance with NFPA 1221 and Sections 510.5.1 through 510.5.7.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 545/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
510.5.1 Approval prior to installation. Amplification systems capable of operating on frequencies licensed to
any public safety agency by the FCC or other radio licensing authority shall not be installed without prior
coordination and approval of the Public Safety Radio System Operator.
510.5.2 Minimum qualifications of personnel. The minimum qualifications of the system designer and lead
installation personnel shall include both of the following:
1. A valid FCC-issued general radio telephone operator’s license.
2. Certification of in-building system training issued by an approved organization or approved school, or a
certificate issued by the manufacturer of the equipment being installed.
510.5.3 Acceptance test procedure. Where an emergency responder radio coverage system is required, and
upon completion of installation, the building owner shall have the radio system tested to verify that two -way
coverage on each floor of the building is in accordance with Section 510.4.1. The test procedure shall be
conducted as follows:
1. Each floor of the building shall be divided into a grid of twenty (20) approximately equal test areas,
with a maximum test area size of six thousand four hundred square feet (6,400’). Where the floor area
exceeds one hundred twenty-eight thousand square feet (128,000’), the floor shall be divided into as many
approximately equal test areas as needed, such that no test area exceeds the maximum square footage
allowed for a test area.
2. Coverage testing of signal strength shall be conducted using a calibrated spectrum analyzer for each of
the test grids. A diagram of this testing shall be created for each floor where coverage is provided,
indicating the testing grid used for the test in Section 510.5.3(1), shall include signal strengths and
frequencies for each test area, and shall indicate all critical areas.
3. Functional talk-back testing shall be conducted using two calibrated portable radios of the latest brand
and model used by the agency’s radio communications system or other equipment approved by the Fire
Code Official. Testing shall use Digital Audible Quality (DAQ) metrics, where a passing result is a DAQ
of 3 or higher. Communications between handsets shall be tested and recorded in the grid square diagram
required by section 510.5.3(2): each grid square on each floor; between each critical area and a radio
outside the building; between each critical area and the fire command center or fire alarm control panel;
between each landing in each stairwell; and the fire command center or fire alarm control panel.
4. Failure of more than five percent (5%) of the test area on any floor shall result in failure of the test.
Exception: Critical areas shall be provided with ninety-nine percent (99%) floor area coverage.
5. In the event that two of the test areas fail the test, in order to be more statistically accurate, the floor
shall be permitted to be divided into forty (40) equal test areas. Failure of not more than two (2)
nonadjacent test areas shall not result in failure of the test. If the system fails the forty (40)-area test, the
system shall be altered to meet the ninety-five percent (95%) coverage requirement.
6. A test location approximately in the center of each test area shall be selected for the test, with the radio
enabled to verify two-way communications to and from the outside of the building through the public
agency’s radio communications system. Once the test location has been selected, that location shall
represent the entire test area. Failure in the selected test location shall be considered to be a failure of that
test area. Additional test locations shall not be permitted.
7. The gain values of all amplifiers shall be measured and the test measurement results shall be kept on file
with the building owner so that the measurements can be verified during annual tests. In the event that the
measurement results become lost, the building owner shall be required to rerun the acceptance test to
reestablish the gain values.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 546/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
8. As part of the installation, a spectrum analyzer or other suitable test equipment shall be utilized to
ensure spurious oscillations are not being generated by the subject signal booster. This test shall be
conducted at the time of installation and at subsequent annual inspections.
9. Systems incorporating Class B signal booster devices or Class B broadband fiber remote devices shall
be tested using two portable radios simultaneously conducting subjective voice quality checks. One
portable radio shall be positioned not greater than ten feet (10') (3048 mm) from the indoor antenna. The
second portable radio shall be positioned at a distance that represents the farthest distance from any indoor
antenna. With both portable radios simultaneously keyed up on different frequencies within the same
band, subjective audio testing shall be conducted and comply with the DAQ levels as specified in Sections
510.4.1.1 and 510.4.1.2.
10. Documentation maintained on premises. At the conclusion of the testing, and prior to issuance of the
building Certificate of Occupancy, the building owner or owner’s representative shall place a copy of the
following records in the DAS enclosure or onsite at the building engineer’s office. The records shall be
available to the Fire Code Official and maintained by the building owner for the life of the system:
a. A certification letter stating that the emergency responder radio coverage system has been installed
and tested in accordance with this code, and that the system is complete and fully functional.
b. The grid square diagram created as part of testing in 510.5.3(2)
c. Data sheets and/or manufacturer specifications for the emergency responder radio coverage system
equipment, back up battery, and charging system (if utilized).
d. A diagram showing device locations and wiring schematic.
e. A copy of the electrical permit.
11. Acceptance test reporting to the Fire Code Official. At the conclusion of the testing, and prior to the
issuance of the building Certificate of Occupancy, the building owner or owner’s representative shall
submit to the Fire Code Official a report of the acceptance test.
510.5.4 FCC compliance. The emergency responder radio coverage system installation and components shall
comply with all applicable federal regulations including, but not limited to, FCC 47 CFR Part 90.219.
510.5.5 Mounting of the donor antenna(s). To maintain proper alignment with the system designed donor
site, donor antennas shall be permanently affixed on the highest possible position on the building or where
approved by the Fire Code Official. A clearly visible sign shall be placed near the antenna stating “movement
or repositioning of this antenna is prohibited without approval from the Fire Code Official.” The antenna
installation shall be in accordance with the applicable requirements in the International Building Code for
weather protection of the building envelope.
510.5.6 Wiring. The backbone, antenna distribution, radiating, or any fiber-optic cables shall be rated as
plenum cables. The backbone cables shall be connected to the antenna distribution, radiating, or copper cables
using hybrid coupler devices of a value determined by the overall design. Backbone cables shall be routed
through an enclosure that matches a building’s required fire-resistance rating for shafts or interior exit
stairways. The connection between the backbone cable and the antenna cables shall be made within an
enclosure that matches the building’s fire rating for shafts or interior exit stairways, and passage of the antenna
distribution cable in and out of the enclosure shall be protected as a penetration pursuant to the International
Building Code.
510.5.7 Identification signs. Emergency responder radio coverage systems shall be identified by an approved
sign located on or near the Fire Alarm Control Panel or other approved location stating “This building is
equipped with an Emergency Responder Radio Coverage System” “Control Equipment located in room
_____.”
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 547/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
A sign stating “Emergency Responder Radio Coverage System Equipment” shall be placed on or adjacent to
the door of the room containing the main system components.
510.6 Maintenance. The emergency responder radio coverage system shall be maintained operational at all
times in accordance with Sections 510.6.1 through 510.6.7.
510.6.1 Testing and proof of compliance. The owner of the building or owner’s authorized agent shall have
the emergency responder radio coverage system inspected and tested annually or where structural changes
occur including additions or remodels that could materially change the original field performance tests. Testing
shall consist of the following items (1) through (7):
1. In-building coverage test as required by the Fire Code Official as described in Section 510.5.3
“Acceptance test procedure” or 510.6.1.1 “Alternative in-building coverage test.”
Exception: Group R Occupancy annual testing is not required within dwelling units.
2. Signal boosters shall be tested to verify that the gain/output level is the same as it was upon initial
installation and acceptance or set to optimize the performance of the system.
3. Backup batteries and power supplies shall be tested under load of a period of two (2) hours to verify that
they will properly operate during an actual power outage. If within the two(2)-hour test period the battery
exhibits symptoms of failure, the test shall be extended for additional one (1)-hour periods until the
integrity of the battery can be determined.
4. If a fire alarm system is present in the building, a test shall be conducted to verify that the fire alarm
system is properly supervising the emergency responder communication system as required in Section
510.4.2.5. The test is performed by simulating alarms to the fire alarm control panel. The certification in
Section 510.5.2 is sufficient for the personnel performing this testing.
5. Other active components shall be checked to verify operation within the manufacturer’s specifications.
6. At the conclusion of the testing, a report, which shall verify compliance with Section 510.6.1, shall be
submitted to the Fire Code Official.
7. At the conclusion of the testing, a record of the inspection and maintenance along with an updated grid
diagram of each floor showing tested strengths in each grid square and each critical area shall be added to
the documentation maintained on the premises in accordance with Section 510.5.3.
510.6.1.1 Alternative in-building coverage test. When the comprehensive acceptance test documentation
required by Section 510.5.3(10) and most recent previous five (5)-year test results are available, the in-building
coverage test required by the Fire Code Official in Section 510.1 and 510.2, may be conducted as follows:
1. Functional talk-back testing shall be conducted using a calibrated portable radio of the latest brand and
model used by the agency’s radio communications system or other equipment approved by the Fire Code
Official. Testing shall use Digital Audible Quality (DAQ) metrics, where a passing result in a DAQ of 3 or
higher. Communications between handsets in the following locations shall be tested: between the fire
command center and a location outside the building, and between the fire alarm control panel and each
landing in each stairwell.
2. Coverage testing of signal strength shall be conducted using a calibrated spectrum analyzer for:
(a) Three (3) grid areas per floor. The three (3) grid areas to be tested on each floor are the three (3)
grid areas with poorest performance in the acceptance test or the most recent annual test, whichever is
most recent; and
(b) Each of the critical areas identified in acceptance test documentation required by Section
510.5.3(10), or as modified by the Fire Code Official; and
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 548/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(c) One (1) grid square per serving antenna.
3. The test area boundaries shall not deviate from the areas established at the time of the acceptance test,
or as modified by the Fire Code Official. The building shall be considered to have acceptable emergency
responder radio coverage when the required signal strength requirements in 510.4.1.1 and 510.4.1.2 are
located in ninety-five percent (95%) of all areas on each floor of the building and ninety -nine percent
(99%) in critical areas, and any non-functional serving antenna are repaired to function within normal
ranges. If the documentation of the acceptance test and most recent previous annual test results are not
available or acceptable to the Fire Code Official, the annual talk-back testing described in 510.5.3 shall be
conducted.
The alternative in-building coverage test provides and alternative testing protocol for the in -building coverage
test in subsection (1) of section 510.6.1. There is no change or alternative to annual testing requirements
enumerated in subsections (2)-(7) of Section 510.6.1, which shall be performed at the time of each annual test.
510.6.2 Additional frequencies. The building owner shall modify or expand the emergency responder radio
coverage system at his or her expense in the event frequency changes are required by the FCC or other radio
licensing authority, or additional frequencies are made available by the FCC Public Safety Radio System
Operator or FCC license holder. Prior approval of a public safety radio coverage system on previous
frequencies does not exempt this section.
510.6.3 Nonpublic safety system. Where other nonpublic safety amplification systems installed in buildings
reduce the performance or cause interference with the emergency responder communications coverage system,
the nonpublic safety amplification systems shall be corrected or removed.
510.6.4 Field testing. Fire Department personnel shall have the right to enter onto the property at any
reasonable time to conduct field testing to verify the required level of radio coverage or to disable a system that
due to malfunction or poor maintenance has the potential to impact the emergency responder radio system in
the region.
510.7 Penalties. Any person violating any of the provisions of the section shall be subject to penalties in
accordance with the general penalty provisions of RMC 1-3. In addition, any building or structure which does
not meet the requirements set forth in this code is hereby declared to be a public nuisance, and the City may, in
addition to seeking any other appropriate legal remedy, pursue equitable remedies to abate said nuisance in
accordance with RMC 1-3.
510.8 Severability. If any subsection, sentence, clause, phrase or portion of this section is for any reason held
invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate,
distinct, and independent provision and such holding shall not affect the validity of the remaining portions
hereof. (Ord. 5676, 12-3-2012)
45. Subsection 602.1, Definitions, is hereby amended by adding the following definition:
POWER TAP. A listed device for indoor use consisting of an attachment plug on one end of a flexible cord
and two (2) or more receptacles on the opposite end and over current protection.
46. Subsection 604.10, Portable, electric space heaters, is hereby amended by adding a new subsection, to read as
follows:
604.10.6 Tip-Over Switch. All portable electric space heaters shall be equipped with an automatic tip-over
shut-off switch.
Exception: Approved liquid-filled portable heaters.
47. Section 607, Commercial Kitchen Hoods, is amended to add a new subsection, to read as follows:
607.5 Type II hoods. Type II hoods shall be installed at or above any heating appliance utilized for the
processing and preparation of smoking materials or smoking related paraphernalia for personal consumption.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 549/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Hoods shall comply with the requirements of the International Mechanical Code. Only Listed, approved
heating appliances shall be used for the processing and preparation of smoking materials and/or smoking
paraphernalia. Heating appliances shall be installed in an approved manner.
48. Subsection 806.1.1, Restricted Occupancies, is hereby amended to read as follows:
806.1.1 Restricted occupancies. Natural cut trees shall be prohibited within ambulatory care facilities and
Group A, E, I-1, I-2, I-3, I-4, M, R-1, R-2 providing licensed care to clients in one of the categories listed in
International Building Code section 310.1 licensed by Washington State and R -4 occupancies.
Exceptions:
1. Trees located in areas protected by an approved automatic sprinkler system installed in accordance with
Subsections 903.3.1.1 or 903.3.1.2 shall not be prohibited in Groups A, E, M, R -1 and R-2.
2. Trees treated with a flame retardant and renewed to maintain flame resistance, subject to the approval of
the Fire Code Official.
3. Trees shall be allowed within dwelling units in Group R-2 occupancies.
49. Chapter 8, Interior Finish Decorative Materials and Furnishings, is hereby amended by adding a new
section, to read as follows:
SECTION 809
ATRIUM FURNISHINGS
Atrium furnishings shall comply with Subsections 809.1 and 809.2.
809.1 Potential heat. Potential heat of combustible furnishings and decorative materials within atria shall not
exceed nine thousand (9,000) BTU per pound (20,934 J/g) when located within an area that is more than twenty
feet (20') (6096 mm) below ceiling level sprinklers.
809.2 Decorative materials. Decorative material in atria shall be noncombustible, flame resistant or treated
with a flame retardant.
50. Subsection 901.5.1, Occupancy, is hereby amended to read as follows:
901.5.1 Occupancy. It shall be unlawful to occupy any portion of a building or structure until the required fire
detection, alarm, and suppression systems have been tested and approved. All acceptance tests shall be
witnessed by the Fire Department prior to occupancy being granted.
51. Subsection 901.6, Inspection, testing and maintenance, is hereby amended by adding new subsections, to read
as follows:
901.6.4 Annual Certification Required. All sprinkler systems, fire alarm systems, portable fire extinguishers,
smoke removal systems, air replenishment systems, and other fire protective or extinguishing systems shall be
certified annually by a qualified agency, except, hood fire extinguishing systems shall be serviced every six (6)
months. Documentation of such servicing shall be provided as indicated in Subsection 901.6.
901.6.5 Annual Hazardous Systems Certification. All electronic monitoring systems used in connection with
flammable, combustible liquids and/or hazardous materials shall be certified annually by a qualified agency.
Documentation of the system certifications shall be forwarded to the Fire Department indicating each system
has been tested and functions as required.
52. Subsection 903.2, Where required, is hereby amended to read as follows:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 550/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
903.2 Where required. Approved automatic sprinkler systems in new buildings and structures shall be
provided in the locations described in this section.
All newly constructed buildings with a gross square footage of five thousand (5,000) or greater square feet,
regardless of type of use as well as zero lot line townhouses with an aggregate area of all connected townhouses
equaling five thousand (5,000) or greater square feet must be equipped with sprinklers in accordance with this
code. Additions to existing buildings which would result in a gross floor area greater than five thousand (5,000)
square feet must be retrofitted with an automatic sprinkler system.
Exceptions:
1. One-time additions to International Building Code Group R-3 occupancies of up to five hundred (500)
square feet are permitted without compliance with this section.
2. Single-family and duplex dwellings and townhouses built in compliance with the International
Residential Code and meeting fire flow and access requirements of the City of Renton.
3. When not required by other provisions of this chapter, a fire -extinguishing system installed in
accordance with NFPA 13 may be used for increases and substitutions allowed in Subsections 504.3,
506.2, and Table 601 of the International Building Code.
4. All newly established building occupancy uses defined as Private Smoking Clubs. Fire sprinklers shall
be installed throughout the entire fire area utilized for such occupancy, regardless of size of such
occupancy.
53. Subsection 903.2.1.1, Group A-1, is hereby amended to read as follows:
903.2.1.1 Group A-1. An automatic sprinkler system shall be provided for Group A-1 occupancies where one
(1) of the following conditions exists:
1. The gross floor area exceeds five thousand (5,000) square feet;
2. The fire area has an occupant load of three hundred (300) or more;
3. The fire area is located on a floor other than the level of exit discharge serving such occupancies; or
4. The fire area contains a multi-theater complex.
54. Subsection 903.2.1.2, Group A-2, is hereby amended to read as follows:
903.2.1.2 Group A-2. An automatic sprinkler system shall be provided for group A-2 occupancies where one
(1) the following conditions exists:
1. The gross floor area exceeds five thousand (5,000) square feet;
2. The fire area has an occupant load of one hundred (100) or more; or
3. The fire area is located on a floor other than the level of exit discharge serving such occupancies.
55. Subsection 903.2.1.3, Group A-3, is hereby amended to read as follows:
903.2.1.3 Group A-3. An automatic sprinkler system shall be provided for Group A-3 occupancies where one
(1) of the following conditions exists:
1. The gross floor area exceeds five thousand (5,000) square feet;
2. The fire area has an occupant load of three hundred (300) or more; or
3. The fire area is located on a floor other than the level of exit discharge serving such occupancies.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 551/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
56. Subsection 903.2.1.4, Group A-4, is hereby amended to read as follows:
903.2.1.4 Group A-4. An automatic sprinkler system shall be provided for Group A-4 occupancies where one
(1) of the following conditions exists:
1. The gross floor area exceeds five thousand (5,000) square feet;
2. The fire area has an occupant load of three hundred (300) or more; or
3. The fire area is located on a floor other than the level of exit discharge serving such occupancies.
57. Subsection 903.2.1.5, Group A-5, is hereby amended to read as follows:
903.2.1.5 Group A-5. An automatic sprinkler system shall be provided for Group A-5 occupancies in the
following areas: concession stands, retail areas, press boxes and other accessory use areas in excess of one
thousand (1,000) square feet.
58. Subsection 903.2.3, Group E, is hereby amended to read as follows:
903.2.3 Group E. An approved automatic sprinkler system shall be provided for Group E occupancies as
follows:
1. Throughout all Group E fire areas greater than five thousand (5,000) square feet in area.
2. The Group E fire area is located on a floor other than a level of exit discharge serving such occupancies.
Exception: In buildings where every classroom has not fewer than one (1) exterior exit door at ground
level, an automatic sprinkler system is not required in any area below the lowest level of exit discharge
serving that area.
3. The Group E fire area has an occupant load of three hundred (300) or more.
59. Subsection 903.2.4, Group F-1, is hereby amended by changing the title to “Group B, F, F-1, and S
Occupancies,” and to read as follows:
903.2.4 Group B, F, F-1, and S Occupancies. An automatic sprinkler system shall be provided throughout all
buildings containing a Group B, F, F-1, or S occupancy with over five thousand (5,000) square feet of gross
floor area.
903.2.4.1 Woodworking operations. An automatic sprinkler system shall be provided throughout all
group F-1 occupancy fire areas that contain woodworking operations in excess of two thousand five
hundred (2,500) square feet in area which generate finely divided combustible waste or which use finely
divided combustible materials.
60. Subsection 903.2.5, Group H, is hereby amended to read as follows:
903.2.5 Group H. Automatic sprinkler systems shall be provided in high -hazard occupancies as required in
Subsections 903.2.5.1 through 903.2.5.3.
903.2.5.1 General. An automatic sprinkler system shall be installed in Group H occupancies.
903.2.5.2 Group H-5 occupancies. An automatic sprinkler system shall be installed throughout buildings
containing Group H-5 occupancies. The design of the sprinkler system shall not be less than that required
under the International Building Code for the occupancy hazard classifications in accordance with Table
903.2.5.2. Where the design area of the sprinkler system consists of a corridor protected by one (1) row of
sprinklers, the maximum number of sprinklers required to be calculated is thirteen (13).
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 552/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
TABLE 903.2.5.2
GROUP H-5 SPRINKLER DESIGN CRITERIA
LOCATION
OCCUPANCY HAZARD
CLASSIFICATION
Fabrication areas Ordinary Hazard Group 2
Service corridors Ordinary Hazard Group 2
Storage rooms without
dispensing
Ordinary Hazard Group 2
Storage rooms with
dispensing
Extra Hazard Group 2
Corridors Ordinary Hazard Group 2
903.2.5.3 Pyroxylin plastics. An automatic sprinkler system shall be provided in buildings, or portions
thereof, where cellulose nitrate film or pyroxylin plastics are manufactured, stored or handled in quantities
exceeding one hundred (100) pounds.
61. Subsection 903.2.6, Group I, is hereby amended to read as follows:
903.2.6 Group I. An automatic sprinkler system shall be provided throughout buildings with a Group I fire
area.
Exceptions:
1. An automatic sprinkler system installed in accordance with Subsection 903.3.1.2 shall be permitted in Group
I-1 condition 1 facilities.
2. An automatic sprinkler system is not required where Group I-4 day care facilities are at the level of exit
discharge and where every room where care is provided has at least one (1) exterior exit door.
3. In buildings where Group I-4 day care is provided on levels other than the level of exit discharge, an
automatic sprinkler system in accordance with Subsection 903.3.1.1 shall be installed on the entire floor where
care is provided and all floors between the level of care and the level of exit discharge, and all floors below the
level of exit discharge, other than areas classified as an open parking garage.
62. Subsection 903.2.7, Group M, is hereby amended to read as follows:
903.2.7 Group M. An automatic sprinkler system shall be provided throughout buildings containing a Group
M occupancy where one (1) of the following conditions exists:
1. Where a Group M gross floor area exceeds five thousand (5,000) square feet.
2. Where a Group M fire area is located more than three (3) stories above grade.
3. Where the combined area of all Group M fire areas on all floors, including any mezzanines, exceeds
five thousand (5,000) square feet.
4. Where a Group M occupancy that is used for the display and sale of upholstered furniture and/or
mattresses exceeds five thousand (5,000) square feet.
63. Subsection 903.2.8, Group R, is hereby amended by adding new subsections, and to read as follows:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 553/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
903.2.8 Group R. An automatic sprinkler system installed in accordance with Subsection 903.3 shall be
provided throughout all buildings with a Group R fire area.
903.2.8.1 Group R-3. An automatic sprinkler system installed in accordance with Subsection 903.3.1.3
shall be permitted in Group R-3 occupancies.
903.2.8.2 Group R-4 Condition 1. An automatic sprinkler system installed in accordance with Subsection
903.3.1.3 shall be permitted in Group R-4 Condition 1 occupancies.
903.2.8.3 Group R-4 Condition 2. An automatic sprinkler system installed in accordance with Subsection
903.3.1.2 shall be permitted in Group R-4 Condition 2 occupancies.
903.2.8.4 Care facilities. An automatic sprinkler system installed in accordance with Subsection 903.3.1.3
shall be permitted in care facilities with five (5) or fewer individuals in a single -family dwelling.
903.2.8.5 Group R-3 Occupancy. When the occupancy has over five thousand (5,000) square feet of
gross floor area.
903.2.8.6 Dwellings. When proposed within all residential zones, clustered or constructed so that, when
attached, the total square foot gross floor area of all dwelling units exceeds five thousand (5,000) square
feet. For the purpose of this subsection, portions of buildings separated by one (1) or more firewalls will
not be considered a separate building.
64. Subsection 903.2.9, Group S-1, is hereby amended to read as follows:
903.2.9 Group S-1. An automatic sprinkler system shall be provided throughout all buildings containing a
Group S-1 occupancy where one (1) of the following conditions exists:
1. A Group S-1 fire area exceeds five thousand (5,000) square feet.
2. A Group S-1 fire area is located more than three (3) stories above grade plane.
3. The combined area of all Group S-1 fire areas on all floors, including any mezzanines, exceeds five
thousand (5,000) square feet.
4. A Group S-1 fire area used for the storage of commercial motor vehicles where the fire area exceeds
five thousand (5,000) square feet.
5. A Group S-1 occupancy used for the storage of upholstered furniture or mattresses exceeds two
thousand five hundred (2,500) square feet (232 m 2).
903.2.9.1 Repair garages. An automatic sprinkler system shall be provided throughout all buildings used
as repair garages in accordance with Section 406 of the International Building Code, as shown:
1. Buildings having two (2) or more stories above grade plane, including basements, with a fire area
containing a repair garage exceeding five thousand (5,000) square feet.
2. Buildings no more than one (1) story above grade plane, with a fire area containing a repair garage
exceeding five thousand (5,000) square feet.
3. Buildings with repair garages servicing vehicles in basements.
4. A Group S-1 fire area used for the repair of commercial motor vehicles where the fire area exceeds
five thousand (5,000) square feet.
903.2.9.2 Bulk storage of tires. Buildings and structures where the area for storage of tires exceeds
twenty thousand (20,000) cubic feet shall be equipped throughout with an automatic sprinkler system in
accordance with Subsection 903.3.1.1.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 554/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
65. Subsection 903.2.10, Group S-2 enclosed parking garages, is hereby amended to read as follows:
903.2.10 Group S-2 enclosed parking garages. An automatic sprinkler system shall be provided throughout
buildings classified as enclosed parking garages in accordance with Subsection 406.4 of the International
Building Code as follows:
1. Where the fire area of the enclosed parking garage exceeds five thousand (5,000) square feet; or
2. Where the enclosed parking garage is located beneath other groups.
Exception: Enclosed parking garages located beneath Group R-3 occupancies.
903.2.10.1 Commercial parking garages. An automatic sprinkler system shall be provided throughout
buildings used for storage of commercial motor vehicles where the fire area exceeds five thousand (5,000)
square feet.
66. Subsection 903.2.11, Specific building areas and hazards, is hereby amended to read as follows:
903.2.11 Specific building areas and hazards. In all occupancies other than Group U, an automatic sprinkler
system shall be installed for building design or hazards in the locations set forth in Subsections 903.2.11.1
through 903.2.11.6.
903.2.11.1 Stories without openings. An automatic sprinkler system shall be installed throughout all
stories, including basements, of all buildings where the floor area exceeds one thousand five hundred
(1,500) square feet unless there is at least one (1) of the following types of exterior wall openings:
1. Openings below grade that lead directly to ground level by an exterior stairway complying with
Section 1011 or an outside ramp complying with Section 1012. Openings shall be located on the
exterior wall of the story on at least one (1) side. The required openings shall be distributed so that the
lineal distance between adjacent openings does not exceed fifty feet (50').
2. Openings entirely above the adjoining ground level totaling at least twenty (20) square feet in each
fifty (50) linear feet, or fraction thereof, of exterior wall in the story on at least one (1) side. The
required openings shall be distributed so that the lineal distance between adjacent openings does not
exceed fifty feet (50'). The height of the bottom of the clear opening shall not exceed forty -four inches
(44") (1,188 mm) measured from the floor.
903.2.11.1.1 Opening dimensions and access. Openings shall have a minimum dimension of not less
than thirty inches (30"). Such openings shall be accessible to the Fire Department from the exterior and
shall not be obstructed in a manner that firefighting or rescue cannot be accomplished from the
exterior.
903.2.11.1.2 Openings on one side only. Where openings in a story are provided on only one (1) side
and the opposite wall of such story is more than seventy-five feet (75') from such openings, the story
shall be equipped throughout with an approved automatic sprinkler system or openings as specified
above shall be provided on at least two (2) sides of the story.
903.2.11.1.3 Basements. Where any portion of a basement is located more than seventy-five feet (75')
(22,860 mm) from openings required by Subsection 903.2.11.1, or where walls, partitions or other
obstructions are installed that restrict the application of water from hose streams, the basement shall be
equipped throughout with an approved automatic sprinkler system.
903.2.11.2 Rubbish and linen chutes. An automatic sprinkler system shall be installed at the top of
rubbish and linen chutes and in their terminal rooms. Chutes shall have additional sprinkler heads installed
at alternate floors and at the lowest intake. Where a rubbish chute extends through a building more than
one (1) floor below the lowest intake, the extension shall have sprinklers installed that are recessed from
the drop area of the chute and protected from freezing in accordance with Subsection 903.3 .1.1. Such
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 555/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
sprinklers shall be installed at alternate floors beginning with the second level below the last intake and
ending with the floor above the discharge. Chute sprinklers shall be accessible for servicing.
903.2.11.3 Buildings fifty-five feet (55') or more in height. An automatic sprinkler system shall be
installed throughout buildings that have one (1) or more stories with an occupant load of thirty (30) or
more located fifty-five feet (55') or more above the lowest level of Fire Department vehicle access,
measured to the finished floor.
Exceptions:
1. Open parking structures.
2. Occupancies in Group F-2.
903.2.11.4 Ducts conveying hazardous exhausts. Where required by the International Mechanical Code,
automatic sprinklers shall be provided in ducts conveying hazardous exhaust, flammable or combustible
materials.
Exception: Ducts where the largest cross-sectional diameter of the duct is less than ten inches (10").
903.2.11.5 Commercial cooking operations. An automatic sprinkler system shall be installed in a
commercial kitchen exhaust hood and duct system where an automatic sprinkler system is used to comply
with Section 904.
903.2.11.6 Other required suppression systems. In addition to the requirements of Subsection 903.2, the
provisions indicated in Table 903.2.11.6 require the installation of a fire suppression system for certain
buildings and areas.
67. Subsection 903.2.12, During construction, is hereby amended to read as follows:
903.2.12 During construction. Automatic sprinkler systems required during construction, alteration, and
demolition operations shall be provided in accordance with Section 3313.
68. Subsection 903.2, Where required, is hereby amended by adding new subsections, to read as follows:
903.2.13 Automatic Sprinkler Systems in New Buildings.
903.2.13.1 Buildings over five thousand (5,000) square feet. A fully automatic fire protection sprinkler
system is to be installed in all new buildings in excess of five thousand (5,000) square feet total gross floor
area, regardless of vertical or horizontal fire barriers. Such sprinkler system shall be designed, installed
and tested as per Subsection 903.3.
903.2.13.2 Buildings less than five thousand (5,000) square feet. A fully automatic fire protection
sprinkler system may be required by the Fire Chief or the Fire Code Official for buildings less than five
thousand (5,000) square feet gross floor area when, in their judgment, supported by written documentation
from a professional organization (such as NFPA, ICC, SBCC, U.L., ISO, etc.) verifies that hazardous
operations, hazardous contents, critical exposure problems, limited accessibility to the building or other
items may contribute to a definite hazard.
903.2.14 Sprinkler Systems in Remodeled Buildings. The requirements for the installation of fire protection
sprinkler systems in remodeled buildings shall be as indicated in Subsections 903.2.14.1 and 903.2.14.2.
903.2.14.1 Existing sprinklered buildings. When existing buildings with full sprinkler systems are
remodeled or added onto, the remodeled or added on portion shall be fully sprinklered.
903.2.14.2 Existing non-sprinklered buildings. When an existing building is added onto or remodeled
and the resulting total square foot gross floor area exceeds five thousand (5,000) square feet, then the
entire structure shall be fully sprinklered. All existing non -sprinklered buildings currently exceeding five
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 556/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
thousand (5,000) square feet where a remodel, alteration or repair exceeds fifty percent (50%) of the
building valuation within a three (3) year period shall have a sprinkler system installed throughout.
Valuation shall be determined from the King County Assessor records at the time of the first application
for a permit.
69. Subsection 903.3.1.2, NFPA 13R sprinkler systems, is hereby amended to read as follows:
903.3.1.2 NFPA 13R sprinkler systems. Automatic sprinkler systems in Group R occupancies up to and
including four (4) stories in height shall be permitted to be installed throughout in accordance with NFPA 13R.
NFPA 13R systems shall be limited to buildings with a maximum gross floor area of twelve thousand (12,000)
square feet.
70. Subsection 903.4.2, Alarms, is hereby amended to read as follows:
903.4.2 Alarms. Approved audible and visible alarm notification appliances shall be connected to every
automatic sprinkler system in accordance with Section 907 and throughout areas designated by the Fire Code
Official. Sprinkler water-flow alarm devices shall be activated by water flow equivalent to the flow of a single
sprinkler of the smallest orifice size installed in the system. Alarm devices shall be provided on the exterior of
the building in an approved location. Where a fire alarm system is installed, actuation of the automatic sprinkler
system shall actuate the building fire alarm system.
Exceptions:
1. With approval of the Fire Code Official, visible alarm notification appliances may be omitted for approved
residential sprinkler systems in single-family or duplex dwelling units if not otherwise specifically required.
Audible alarm notification shall be provided and accomplished by connecting the waterflow alarm initiating
device to the multiple-station alarms, household fire alarm system or other approved methods.
2. Alarms are not required for approved domestically supplied local systems with ten (10) heads or less per
building.
71. Subsection 903.4.3, Floor Control Valves, is hereby amended to read as follows:
903.4.3 Floor Control Valves. Approved supervised indicating control valves shall be provided at the point of
connection to the riser on each floor.
Exception: When approved by the Fire Code Official in NFPA 13D and NFPA 13R Systems.
72. Section 903, Automatic Sprinkler Systems, is hereby amended by adding a new subsection, to read as follows:
903.7 Riser Room Access. All NFPA 13, 13R, and any 13D systems serving five (5) or more dwelling units,
sprinkler system risers shall be located in a dedicated room with an exterior door, lighting and heat.
Exception: 13D single and two (2)-family residences or townhome sprinkler systems with four (4) units or
less.
73. Subsection 904.12, Commercial cooking systems, is hereby amended to read as follows:
904.12 Commercial cooking systems. The automatic fire-extinguishing system for commercial cooking
systems shall be of a type recognized for protection of commercial cooking equipment and exhaust systems of
the type and arrangement protected. Pre-engineered automatic dry- and wet-chemical extinguishing systems
shall be tested in accordance with UL 300 and listed and labeled for the intended application. Existing
suppression systems not in compliance shall be replaced with a conforming system whenever any of the
following occurs:
• Any modifications are made to the structure of the kitchen hood.
• Rearrangement of appliances under the hood requires change in nozzle placement.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 557/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
• Any additional cooking appliances are added to the cook line.
• The system can no longer be serviced due to the lack of available manufacturer’s listed parts.
• Lard or animal fats are replaced with one (1) or more cooking material used for frying that operates at
higher temperatures than the suppression system was designed and tested for in the UL listing.
If the manufacturer’s original listing was conducted using animal fats, the business owner shall provide a letter
to the Fire Department certifying that the cooking system will only be used with animal fats. A sign with three
inches (3") high letters stating “Animal Fat Oils Only” shall be installed on the front of the hood.
Existing wet-chemical systems that are not in compliance with current UL 300 Standards shall be updated.
Wet-chemical systems that were located within the City on August 25, 2008, were required to be updated to UL
300 Standards by no later than August 25, 2010. All existing wet-chemical systems that were legally installed
prior to annexation into City boundaries are required to be updated within two (2) years from the effective date
of the annexation that brought the systems within the boundaries of the City.
Other types of automatic fire-extinguishing systems shall be listed and labeled for specific use as protection for
commercial cooking operations. The system shall be installed in accordance with this code, its listing and the
manufacturer’s installation instructions. Automatic fire-extinguishing systems of the following types shall be
installed in accordance with the referenced standard indicated, as follows:
1. Carbon dioxide extinguishing systems, NFPA 12.
2. Automatic sprinkler systems, NFPA 13.
3. Foam-water sprinkler system or foam-water spray systems, NFPA 16.
4. Dry-chemical extinguishing systems, NFPA 17.
5. Wet-chemical extinguishing systems, NFPA 17A.
74. Subsection 904.12.5, Operations and maintenance, of the International Fire Code, 2018 Edition, is hereby
amended to add a new subsection to read as follows:
904.12.5.4 Commercial Cooking Hood Suppression System Contractor.
904.12.5.4.1 “Commercial Cooking Hood Suppression System Contractor” Definition. A person or
organization that offers to undertake the execution of contracts or accepts payment for the inspection,
maintenance, or servicing of a commercial cooking hood suppression system.
904.12.5.4.2 Penalty for Violation. It shall be unlawful for any person or organization to perform an
inspection, maintenance, or servicing of a commercial cooking hood suppression system contractor
without a valid permit. A violation of this subsection is a misdemeanor, punishable in accordance with
RMC 1-3-1. Each separate instance where an inspection, maintenance or service was provided constitutes
a separate violation.
75. Subsection 905.3.1, Height, is hereby amended to read as follows:
905.3.1 Height. Class III standpipe systems shall be installed throughout buildings where the floor level of the
highest story is located more than twenty feet (20') above the lowest level of the Fire Department vehicle
access, or where the floor level of the lowest story is located more than twenty feet (20') below the highest level
of Fire Department vehicle access.
Exceptions:
1. Class I standpipes are allowed in buildings equipped throughout with an automatic sprinkler system in
accordance with Subsection 903.3.1.1 or 903.3.1.2.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 558/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Class I manual standpipes are allowed in open parking garages where the highest floor is located not more
than one hundred fifty feet (150') above the lowest level of Fire Department vehicle access.
3. Class I manual dry standpipes are allowed in open parking garages that are subject to freezing temperatures,
provided that the hose connections are located as required for Class II standpipes in accordance with
Subsection 905.5.
4. Class I standpipes are allowed in basements equipped throughout with an automatic sprinkler system.
5. Group R-3 does not require standpipes.
76. Subsection 905.3, Required installations, is hereby amended by adding a new subsection, to read as follows:
905.3.9 High-Rise Building Standpipes. Standpipe risers shall be combination standpipe/sprinkler risers using
a minimum pipe size of six inches (6") diameter. Two (2) two and one -half inches (2-1/2") hose connections
shall be provided on every intermediate floor level landing in every required stairway unless otherwise
approved by the Fire Code Official. Where pressure reduction valves (PRV) are required, each hose connection
shall be provided with its own PRV. The system shall be designed to provide a minimum flow of three hundred
(300) gpm at a minimum pressure of one hundred fifty (150) psi (maximum two hundred (200) psi) at each
standpipe connection, in addition to the flow and pressure requirements contained in NFPA 14.
77. Subsection 905.8, Dry standpipes, is hereby amended to read as follows:
905.8 Dry standpipes. Dry standpipes, when approved by the Fire Code Official, are acceptable in other than
high-rise buildings.
78. Subsection 907.1.3, Equipment, is hereby amended to read as follows:
907.1.3 Equipment. Systems and their components shall be listed and approved for the purpose for which they
are installed. All new alarm systems shall be addressable. Each device shall have its own address and shall
annunciate individual addresses at a UL Central Station.
Exception: Systems that have not more than twelve (12) zones and not more than five (5) devices on each
zone.
79. Subsection 907.2.2, Group B, is hereby amended to read as follows:
907.2.2 Group B. A manual fire alarm system shall be installed in the following Group B Occupancies:
1. Those having an occupant load of five hundred (500) or more persons or more than one hundred (100)
persons above or below the lowest level of exit discharge.
2. Those that are two (2) or more stories in height or three thousand (3,000) square feet or more in area.
3. The fire area contains an ambulatory care facility.
Exception: Deleted.
80. Subsection 907.2.3, Group E, is hereby amended by deleting Exception Number 3.
81. Subsection 907.2.4, Group F, is hereby amended by deleting the exception.
82. Subsection 907.2.7, Group M, is hereby amended by deleting Exceptions Number 1 and 2.
83. Subsection 907.2.8.1, Manual Fire Alarm System, is hereby amended by deleting Exceptions 1 and 2.
84. Subsection 907.2.9, Group R-2, is hereby amended by adding a new subsection, to read as follows:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 559/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
907.2.9.4 Multi-family complexes. Multi-family complexes with three (3) or more separate buildings within
the complex, including recreation and/or day-care buildings, shall be provided with approved fire alarm
systems regardless of size. The buildings within the complex shall have each building monitored by an
approved central station.
85. Subsection 907.2, Where required – New buildings and structures, is hereby amended by adding a new
subsection, to read as follows:
907.2.24 Structures in excess of three thousand (3,000) Square Feet. An approved total coverage
addressable manual and automatic fire alarm system shall be provided in accordance with NFPA Standard 72 in
all structures in excess of three thousand (3,000) square feet of total floor area.
Exception:
For the purpose of Section 907, fire walls constructed in accordance with Chapter 7 of the IBC, in Group R -3
and U occupancies, shall not define separate buildings.
86. Subsection 907.8.5, Inspection, Testing and Maintenance, is hereby amended by adding a new subsection, to
read as follows:
907.8.5.1 Nonconforming alarm systems. In the event that an alarm system does not meet these requirements,
it shall be a further requirement of this chapter that modifications necessary to meet these minimum levels are
made to the alarm system and subsequent testing is conducted prior to any occupancy being granted.
87. Subsection 914.3, High-rise buildings, is hereby amended to read as follows:
914.3 High-rise buildings. High-rise buildings shall comply with Subsections 914.3.1 through 914.3.9.
88. Subsection 914.3, High-rise buildings, is hereby amended by adding new subsections, to read as follows:
914.3.8 Air replenishment systems. All high-rise buildings shall be equipped with an approved rescue air
replenishment system. The system shall provide an adequate pressurized fresh air supply through a permanent
piping system for the replenishment of portable life sustaining air equipment carried by Fire Department,
rescue and other personnel in the performance of their duties. Location of access stations, as well as installation
and maintenance of the air replenishment systems, shall meet the requirements as determined by the Fire Code
Official. A specifications document for the construction of air replenishing systems that conforms to the
breathing equipment used by the Fire Department will be made available by the Fire Code Official.
914.3.9 Fire equipment. A cabinet or other enclosed facility shall be provided in every stairwell, smoke tower
or such similar structure on designated floors, commencing with the third floor, seventh floor and every fourth
floor above the seventh floor for the storage of fire hose and related equipment. Facilities, cabinets, devices,
hoses and related equipment shall be furnished by the building owner. All such equipment and the specific
location thereof shall be subject to the approval of the Fire Code Official. These rooms will be inspected
annually by the Fire Department and equipment replaced by the building owner or his/her representative at the
appropriate service life.
89. Subsection 1103.7.6, Group R-2, is hereby amended to read as follows:
1103.7.6 Group R-2. A manual and automatic fire alarm system that activates the occupant notification system
in accordance with Subsection 907.6 shall be installed in existing Group R -2 occupancies more than three (3)
stories in height or with more than sixteen (16) dwelling or sleeping units.
Exceptions:
1. Where each living unit is separated from other contiguous living units by fire barriers having a fire -resistance
rating of not less than three quarters (0.75) of an hour, and where each living unit has either its own
independent exit or its own independent stairway or ramp discharging at grade.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 560/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. A separate fire alarm system is not required in buildings that are equipped throughout with an approved
supervised automatic sprinkler system installed in accordance with Subsection 903.3.1.1 or 903.3.1.2 and
having a local alarm to notify all occupants.
3. A fire alarm system is not required in buildings that do not have interior corridors serving dwelling units and
are protected by an approved automatic sprinkler system installed in accordance with Subsection 903.3.1.1 or
903.3.1.2, provided that dwelling units either have a means of egress door opening directly to an exterior exit
access that leads directly to the exits or are served by open -ended corridors designed in accordance with
Subsection 1027.6, Exception 3.
4. A fire alarm system is not required in buildings that do not have interior corridors serving dwelling units, do
not exceed three (3) stories in height and comply with both of the following:
4.1 Each dwelling unit is separated from other contiguous dwelling units by fire barriers having a
fire-resistance rating of not less than three-quarters (3/4) of an hour.
4.2 Each dwelling unit is provided with hardwired, interconnected smoke alarms as required for new
construction in Subsection 907.2.11.
90. Subsection 1203.2, Where required, is hereby amended by adding a new subsection, to read as follows:
1203.2.19 Group I-1 and Group I-2 Nursing Home Occupancies. In addition to specific requirements listed
elsewhere in the codes approved manually switched standby power systems in new Group I -1 and I-2
occupancies shall be provided to power the following operations:
1. Heating and refrigeration.
2. Communications and alarm systems.
3. Ventilation systems.
4. Emergency lighting.
5. Patient-care related electrical circuits.
6. At least one (1) elevator used by residents.
91. Section 3317, Safeguarding roofing operations, is hereby amended to read as follows:
3317.1 General. Roofing operations utilizing heat-producing systems or other ignition sources shall be
conducted in accordance with Subsections 3317.2 through 3317.4 and Chapter 35.
3317.2 Asphalt and tar kettles. Asphalt and tar kettles shall be operated in accordance with Section 303.
3317.3 Fire extinguishers for roofing operations. Fire extinguishers shall comply with Section 906. There
shall be not less than one (1) multipurpose portable fire extinguisher with a minimum 3 -A 40B:C rating on the
roof being covered or repaired.
3317.4 Fire Safety. The roofing contractor shall notify the Fire Department before leaving the site of
torch-applied roofing system and report each day’s completion and the presence of any hot spots or fires that
were suppressed during the roofing process.
92. Subsection 5001.5, Permits, is hereby amended to read as follows:
5001.5 Permits. Permits shall be required as set forth in Subsections 105.6 and 105.7.
When required by the Fire Code Official, permittees shall apply for approval to permanently close a storage,
use, or handling facility. Such application shall be submitted at least thirty (30) days prior to the termination of
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 561/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
the storage, use, or handling of hazardous materials. The Fire Code Official is authorized to require that the
application be accompanied by an approved facility closure plan in accordance with Subsection 5001.6.3.
All new installations and/or modifications or additions to existing systems shall require plan review and permit
fees as stipulated in the City of Renton Fee Schedule.
93. Subsection 5003.2.6, Maintenance, is hereby amended to read as follows:
5003.2.6 Maintenance. In addition to the requirements of Subsection 5003.2.3, equipment, machinery, and
required detection and alarm systems associated with hazardous materials shall be maintained in an operable
condition. Defective containers, cylinders and tanks shall be removed from service, repaired or disposed of in
an approved manner. Defective equipment or machinery shall be removed from service and repaired or
replaced. Required detection and alarm systems shall be replaced or repaired where defective. All monitoring
systems used in connection with hazardous materials shall be certified at least annually by a qualified agency.
Documentation of the system certification shall be forwarded to the Fire Department indicating the system has
been tested and functions as required.
94. Subsection 5003.9, General Safety Precautions, is hereby amended to read as follows:
5003.9 General Safety Precautions. General precautions for the safe storage, handling or care of hazardous
materials shall be in accordance with Subsections 5003.9.1 through 5003.9.11.
95. Subsection 5003.9, General Safety Precautions, is hereby amended to add a new subsection, to read as
follows:
5003.9.11 Manufacturer’s limitations. The storage and use of hazardous materials shall not exceed the
manufacturer’s limitations on shelf life and any other restrictions on use.
96. Subsection 5303.5.3, Securing Compressed Gas Containers, Cylinders and Tanks, is hereby amended to
read as follows:
5303.5.3 Securing compressed gas containers, cylinders and tanks. Compressed gas containers, cylinders
and tanks shall be secured to prevent falling caused by contact, vibration or seismic activity. Securing of
compressed gas containers, cylinders and tanks shall be by one (1) of the following methods:
1. Securing containers, cylinders and tanks to a fixed object with one (1) or more restraints. Restraints shall be
constructed of approved materials such as metal chains, metal cables or other materials as approved by the Fire
Code Official.
2. Securing containers, cylinders and tanks on a cart or other mobile device designed for the movement of
compressed gas containers, cylinders or tanks.
3. Nesting of compressed gas containers, cylinders and tanks at container filling or servicing facilities or in
seller’s warehouses not accessible to the public. Nesting shall be allowed provided the nested containers,
cylinders or tanks, if dislodged, do not obstruct the required means of egress.
4. Securing of compressed gas containers, cylinders and tanks to or within a rack, framework, cabinet or similar
assembly designed for such use.
Exception: Compressed gas containers, cylinders and tanks in the process of examination, filling, transport or
servicing.
97. Subsection 5601.1, Scope, is hereby amended to read as follows:
5601.1 Scope. The provisions of this chapter shall govern the possession, manufacture, storage, handling, sale
and use of explosives, explosive materials, fireworks and small arms ammunition. The indoor use of
pyrotechnics in the performing arts in conjunction with theatrical, musical, or similar productions before a
proximate audience, performers, or support personnel is hereby prohibited.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 562/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Exceptions:
1. The Armed Forces of the United States, Coast Guard, or National Guard.
2. Explosives in forms prescribed by the official United States Pharmacopeia.
3. The possession, storage and use of small arms ammunition when packaged in accordance with DOT
packaging requirements.
4. The possession, storage, and use of not more than one (1) pound (0.454 kg) of commercially manufactured
sporting black powder, twenty (20) pounds (9 kg) of smokeless powder and ten thousand (10,000) small arms
primers for hand loading of small arms ammunition for personal consumption.
5. The use of explosive materials by federal, state, and local regulatory, law enforcement and fire agencies
acting in their official capacities.
6. Special industrial explosive devices which in the aggregate contain less than fifty (50) pounds (23 kg) of
explosive materials.
7. The possession, storage and use of blank industrial-power load cartridges when packaged in accordance with
DOT packaging regulations.
8. Transportation in accordance with DOT 49 CFR Parts 100–185.
9. Items preempted by federal regulations.
98. Subsection 5601.1.3, Fireworks, is hereby amended to read as follows:
5601.1.3 Fireworks. The knowing possession, sale, and/or discharge of all fireworks are prohibited in the City
of Renton, as of May 21, 2005.
Exceptions:
Possession, storage, and discharge of fireworks may be authorized by the Fire Code Official or City Council for
special events or public displays pursuant to an operational fire code permit or other applicable permit issued in
compliance with the Renton Municipal Code and other applicable laws, including but not limited to Part VI and
Part VII of Chapter 212-17 WAC, as now or hereafter amended.
99. Subsection 5601.2.4.2, Fireworks display, is hereby amended by changing the title to “Public Display;
Insurance Required,” adding a new subsection, and amending to read as follows:
5601.2.4.2 Public Display; Insurance Required. Any applicant shall, at the time of issuance of such license,
submit to the City proper evidence of public or commercial general liability and property damage insurance and
such applicant shall maintain the insurance in a company or companies approved by the City with amounts as
follows: One million dollars ($1,000,000.00) or more for injuries to any one (1) person in one (1) accident or
occurrence; two million dollars ($2,000,000.00) or more for injuries to two (2) or more persons in any one (1)
accident or occurrence; one million dollars ($1,000,000.00) for damage to property in any one (1) accident or
occurrence. Such insurance shall not be cancelable except by a forty -five (45) day pre-cancellation notice in
writing to the City. Further, the insurance required herein shall be primary insurance as respects the City. Any
insurance, self-insurance, or insurance pool coverage maintained by the City shall be in excess of the insurance
required herein and shall not contribute with it. The City of Renton will be named as an Additional Insured on a
non-contributory primary basis on the liability policy. Renton’s insurance policies shall not be a source for
payment of any liability.
5601.2.4.2.1 Pyrotechnic Operator Required. Every City-authorized display of fireworks shall be handled
and supervised by a state licensed pyrotechnic operator.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 563/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
100. Subsection 5601.7, Seizure, is hereby amended by adding new subsections, changing the title to
“Seizure/Penalty,” and to read as follows:
5601.7 Seizure/Penalty. The City of Renton may employ any of the following procedures to effectuate the
seizure and forfeiture of fireworks declared unlawful under this Section.
5601.7.1 Seizure. The Fire Code Official is authorized to remove or cause to be removed or disposed of in
an approved manner, at the expense of the owner, explosives, explosive materials or fireworks offered or
exposed for sale, stored, possessed, or used in violation of this Section.
5601.7.1.1 Commencement Of Proceedings. In the event that fireworks are seized by the City or Fire
Department, and the owner or person from whom the fireworks were seized or any other person
claiming ownership or a right to possess the fireworks, then proceedings for forfeiture shall be deemed
commenced by the seizure. Within fifteen (15) days following the seizure, the City or Fire Department
shall cause notice to be served on the owner of the fireworks seized, the person in charge thereof, and
any person having any known right or interest therein, including any community property interest, of
the seizure and intended forfeiture of the fireworks. The notice of seizure may be served by any
method authorized by law or court rule including but not limited to service by certified mail with
return receipt requested. Service by mail shall be deemed complete upon mailing to the last known
address within the fifteen (15) day period.
5601.7.1.2 Forfeiture. If no person notifies the City or Fire Department in writing of the person’s
claim of ownership or right to possession of the fireworks within forty -five (45) days from the date
notice is served, the item seized shall be deemed forfeited.
5601.7.1.3 Claim of Ownership.
5601.7.1.3.1 If any person notifies the City or Fire Department in writing of the person’s claim of
ownership or right to possession of the fireworks within thirty (30) days, the person or persons shall be
afforded a reasonable opportunity to be heard as to the claim or right.
5601.7.1.3.2 If the person claiming ownership or right to possess the fireworks is charged with a
criminal offense arising out of the same incident from which the fireworks were seized, the hearing
shall be held immediately following the disposition of the criminal matter. In all other cases, the
hearing shall be before the Hearing Examiner of the City. A hearing before the Hearing Examiner and
any appeal therefrom shall be under title 34 RCW.
5601.7.1.3.3 The burden of producing evidence shall be upon the person claiming to be the lawful
owner or the person claiming to have the lawful right to possession of the fireworks. The City or Fire
Department shall promptly return the fireworks to the claimant upon a determination by the Hearing
Examiner that the claimant is lawfully entitled to possession by a preponderance of the evidence, and
as soon as the fireworks are no longer needed as evidence.
5601.7.1.4 Hold as Evidence. Nothing in this Section shall affect the City or Fire Department’s
authority to hold any fireworks as evidence for any criminal investigation, prosecution, or appeal.
5601.7.2 Penalty. Any violation of this section related to fireworks classified as “consumer” by RCW
70.77.136, as now or hereinafter amended, shall be punishable as a class 1 civil infraction under RCW
7.80.120. Knowing possession, sale, or discharge of fireworks not classified as “consumer” shall be
subject to such fines and penalties as set forth in RCW 70.77.488, 70.77.540, and Chapter 212 -17 WAC.
101. Subsection 5704.2.11, Underground Tanks, is hereby amended to read as follows:
5704.2.11 Underground Tanks. Underground storage of flammable and combustible liquids in tanks shall
comply with Subsection 5704.2 and Subsections 5704.2.11.1 through 5704.2.11.2. Corrosion protection shall
comply with WAC 173-360A.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 564/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
All new underground storage tanks shall conform to the standards as defined in RMC 4 -5-120, Underground
Storage Tank Secondary Containment Regulations. All provisions of RMC 4-5-120 shall apply to the
installation, use, maintenance, and abandonment of underground storage tanks. All unauthorized releases from
underground storage tanks shall be reported in conformance with RMC 4 -5-120.K, Release Reporting
Requirements. Leaking tanks shall be promptly emptied and removed from the ground and abandoned in
accordance with Subsection 5704.2.14. All new above-ground and underground tank installations and
modifications or additions to existing systems shall be subject to plan review and installation fees as described
in the City of Renton Fee Schedule.
102. Subsection 5704.2.11.4, Leak prevention, is hereby amended by adding a new subsection, to read as follows:
5704.2.11.4.3 Leak Detection System Maintenance and Certification. Leak detection devices and
monitoring systems installed in accordance with this subsection shall be inspected and tested at least annually
by a qualified third party, and the test results maintained on site for at least one (1) year.
103. Section 5707, On-Demand Mobile Fueling Operations, of the International Fire Code, 2018 Edition, is
hereby not adopted.
104. Appendix B104.2, Area separation, of the International Fire Code, 2018 Edition, is hereby adopted and
amended to read as follows:
Appendix B104.2 Area separation. Portions of buildings, which are separated by one (1) or more four (4)
hour firewalls constructed in accordance with the International Building Code, without openings, and provided
with a thirty-inch (30") parapet, are allowed to be considered as separate fire areas. (Ord. 4547, 7 -24-1995;
Amd. Ord. 4769, 3-8-1999; Ord. 5086, 6-21-2004; Ord. 5404, 7-21-2008; Ord. 5556, 10-11-2010; Ord. 5712,
4-14-2014)
105. Appendix B105, Fire-Flow Requirements For Buildings, of the International Fire Code, 2018 Edition, is
hereby adopted and amended to read as follows:
SECTION B105
FIRE-FLOW REQUIREMENTS FOR BUILDINGS
B105.1 One- and two-family dwellings. The minimum fire-flow and flow duration requirements for one (1)-
and two (2)-family dwellings having a fire-flow calculation area that does not exceed three thousand six
hundred (3,600) square feet (344.5 m2) shall be one thousand (1,000) gallons per minute (3785.4 L/min) for one
(1) hour. Fire-flow and flow duration for dwellings having a fire -flow calculation area in excess of three
thousand six hundred (3,600) square feet (344.5m 2) shall not be less than that specified in Table B105.1(2).
Exception: A reduction in required fire-flow of fifty percent (50%), as approved, is allowed when the building
is equipped with an approved automatic sprinkler system.
B105.2 Buildings other than one (1)- and two (2)-family dwellings. The minimum fire-flow and flow
duration for buildings other than one (1)- and two (2)-family dwellings shall be as specified in Table B105.1(2).
Exception: A reduction in required fire-flow of up to fifty percent (50%), as approved, is allowed when the
building is provided with an approved automatic sprinkler system installed in accordance with Subsections
903.3.1.1 or 903.3.1.2. The resulting fire -flow shall not be less than one thousand five hundred (1,500) gallons
per minute (5678 L/min) for the prescribed duration as specified in Table B105.1(2). (Ord. 5889, 10 -22-2018)
D. FIRE HYDRANTS:
1. Required for Construction: All buildings constructed within the City of Renton shall be served by fire hydrants
installed in accordance with the requirements of this Section. (Ord. 4007, 7 -14-1986)
a. Plans Required Prior to Permit: No building permit shall be issued until plans required under this Chapter
have been submitted and approved in accordance with the provisions contained in this Chapter.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 565/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Installation Timing: No construction beyond the foundation shall be allowed until hydrants and mains are
in place, unless approved by the appropriate City authority, following appropriate application and a finding that
there is no life or safety threat involved.
c. Upgrade of Existing Hydrants Required: In addition, presently existing fire hydrants which do not
conform with the requirements and standards of this Section when replaced shall be replaced with hydrants
which do conform to the standards and requirements of this Section. (Ord. 4007, 7 -14-1985)
2. Fire Hydrant Requirements in Commercial, Business, Industrial and Manufacturing Areas:
a. Installation Required: The owner of any building hereafter constructed or used in the City which building
or structure is not located or accessible within one hundred fifty feet (150') of any fire hydrant and such
building or structure being located or situated in any area zoned and to be used, or actually used, for any
commercial, business, industrial or manufacturing purpose shall, at his or her expense, install or cause to have
installed fire hydrant or hydrants together with the necessary pipes, appurtenances and connections in order to
connect and hook on said hydrant or hydrants to the City’s existing water supply. It shall be a criminal
misdemeanor for any person to own, occupy or use any building or structure as defined in RMC 8 -4-24B, C,
and D, unless such building or structure is located within one hundred fifty feet (150') of any fire hydrant.
(Amd. Ord. 4769, 3-8-1999)
b. Number and Location of Hydrants: The number and location of such hydrants shall be in accordance with
good fire engineering practice and standards, the size, location, and construction to comply with the rules and
regulations in Appendix K of the 2019 Water System Plan Update, adopted by City of Renton Resolution No.
4438 on June 21, 2021, as now or hereinafter amended, and all of such installations to be duly approved by the
Fire Department prior to its acceptance thereof by the City.
c. Applicability to Annexed Properties: The aforesaid requirements shall likewise apply to any such building
or structure as hereinabove defined which is hereafter annexed to the City. (Ord. 2434, 9 -23-1968)
3. Fire Hydrants in Other Areas: The owner or party in control of any building hereafter constructed in or
annexed to the City and which said structure or building is used for school, church, rest home, hospital or multiple
residential apartments (four (4) individual apartment units or more) or any other place of public assembly, and
wheresoever located, shall at his expense install or cause to be installed fire hydrant or hydrants unless adequate and
sufficient hydrants are located or accessible within one hundred fifty feet (150') of any such building or structure.
The number, location, size and type of such hydrant or hydrants to be installed shall be as specified in RMC
8-4-24B, further reference hereby had thereto, and all of such installation to be approved by the Fire Department.
(Amd. Ord. 4769, 3-8-1999)
4. Fire Hydrants; Special Locations: In addition to the foregoing requirements, additional hydrant or hydrants may
be required or separately required in areas which are being utilized for open storage of flammable products,
including flammable liquids, or other areas of special fire hazards with spacing and floor requirements based on the
fire protection required in each instance; the number, size, type and location of hydrants for the aforesaid purpose
shall be as specified in subsection D2 of this Section and all of such installations to be subject to the approval of the
Fire Department.
5. Multiple Uses – Contract: In the event that the installation of any such fire hydrant or hydrants as above set
forth, and the connecting system pertaining thereto, should benefit two (2) or more properties then the owners of
such benefited properties shall share the cost of such installation in the proportion of the benefits so derived.
Whenever an owner is required to install such fire hydrant or fire hydrants under the provision of this Section and
which installation will benefit outer properties not o wned or controlled by such owner, then in any such case such
owner may apply to the City for an agreement under the provisions of the Municipal Water and Sewer Facilities Act
known as chapter 35.91 RCW and any such agreement between such owner and the City shall adhere to the
requirements of chapter 35.91 RCW and must permit such owner to recover a portion of the cost of such initial
installation from other parties in the event of any such future hookup or connection. Such contract shall further
provide that the owner of any building or structure subsequently erected shall not be permitted, during the term of
the aforesaid contract, to make any hookup or connection to the City’s water system or to any such hydrant until
such owner has paid his proportionate fair share of the initial cost of such installation as set forth in said contract.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 566/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Any such agreement entered into between such owner causing such installation and the City shall be filed for record
with the King County Recorder’s office and thereupon such filing shall constitute due notice of the terms and
requirements therein specified to all other parties. The City further reserves the right, upon approval of the City
Council, to participate in the installation of any oversized water line extensions or additional or extra improvements
relative to such installations. (Ord. 2434, 9 -23-1968)
6. Fire-Flow Requirements:
a. Basis for and Computation of Fire-Flow Requirement: The fire-flow requirement applied by the Fire
Marshal under the provisions of this section shall be based upon criteria established in Appendix B of the
International Fire Code as amended, added to, or adopted herein. Appendix B of the International Fire Code is
hereby adopted by reference. One copy of that document shall be filed in the City Clerk’s office and be
available for use and examination by the public. (Ord. 4327, 8 -26-1991; Ord. 5712, 4-14-2014)
b. Unknown Fire-Flow: Where the existing fire-flow is not known or cannot be easily determined, it shall be
required of the developer to compute the available fire-flow using standards and criteria set forth in Appendix
K of the 2019 Water System Plan Update, adopted by City of Renton Resolution No. 4438 on June 21, 2021, as
now or hereinafter amended. (Ord. 4007, 7 -14-1986)
7. Residential Sprinkling Permitted: When the fire-flow is less than one thousand (1,000) gallons per minute but
greater than five hundred (500) gallons per minute, then residential structures shall be permitted to be served by
sprinklers unless the Fire Chief has made a written finding that the public safety, health, or welfare will be
threatened, stating the factors upon which such finding is based, in which case residential structures shall not be
permitted to be constructed at such location. (Ord. 4327, 8-26-1991)
8. Number of Hydrants Required: The number of fire hydrants that shall be required for the new construction or a
defined risk shall be based on the amount of fire-flow that is required to protect said risk. The requirement shall be
one hydrant per one thousand (1,000) g.p.m. fire-flow. (Ord. 4007, 7-14-1986)
9. Location of Hydrants: These fire hydrants shall be located no closer than fifty feet (50') from the structure and
no greater than three hundred feet (300'). The primary hydrant shall be not further than one hundred fifty feet (150')
from the structure. (Ord. 4007, 7 -14-1986)
10. Hydrant Accessibility: Hydrants shall not be obstructed by any structure or vegetation, or have the hydrant
visibility impaired within a distance of one hundred fifty feet (150') in any direction of vehicular approach to the
hydrant. All hydrants are to be accessible to Fire Department pumpers over roads capable of supporting such fire
apparatus. (Ord. 3541, 5-4-1981; Amd. Ord. 4007, 7-14-1986)
The Fire Marshal shall have discretion to determine the location of the hydrants based upon a review of the location
of the existing utilities, topography and the characteristics of the building or structure; minor deviations may be
granted by Fire Department approval of written requests. (Ord. 4007, 7 -14-1986)
11. Design and Installation Requirements: The installation of all fire hydrants shall be in accordance with sound
engineering practices. In addition, the following requirements shall apply to all building construction projects:
a. Two (2) copies of detailed plans or drawings, accurately indicating the location of all valves and fire
hydrants to be installed shall be submitted to the Fire Marshal prior to the commencement of any construction.
b. All fire hydrants must be approved by the City of Renton, Public Works Department.
c. All construction of the fire hydrant installation and its attendant water system connection shall conform to
the design standards and specifications of the City of Renton.
d. Fire hydrant installation shall be adequately protected against vehicular damage in accordance with RMC
4-6-010A.
e. An auxiliary gate valve shall be installed at the main line tee to permit the repair and replacement of the
hydrant without disruption of water service.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 567/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
f. All hydrants shall stand plumb, ±3°, to be set to the finished grade with the bottom flange two inches (2")
above ground or curb grade and have no less than thirty-six inches (36") in diameter of clear area about the
hydrant for the clearance of hydrant wrenches on both outlets and on the control valve.
g. The port shall face the most likely route of approach and location of the fire truck while pumping; distance
from pumper port to street curb shall be no further than twelve feet (12'), all as determined by the Fire Marshal.
h. The lead from the service main to the hydrant shall be no less than six inches (6") in diameter. Any hydrant
leads over fifty feet (50') in length from water main in hydrant shall be no less than eight inches (8") in
diameter.
i. All hydrants newly installed in single family residential areas shall be supplied by not less than six inch (6")
mains, and shall be capable of delivering one thousand (1,000) g.p.m. fire -flow over and above average
maximum demands at the farthest point of the installation. Hydrant leads up to fifty feet (50') long may be six
inches (6") in diameter.
j. All hydrants shall conform to the latest requirements adopted by the Renton Municipal Code or other
provision of law. (Amd. Ord. 4769, 3-8-1999)
k. All pipe shall meet City of Renton standards pursuant to RMC 4 -6-010A.
l. The maximum distance between fire hydrants in single-family use district zones shall be six hundred feet
(600').
m. The maximum distance between fire hydrants in commercial, industrial and apartment (including duplex)
use district zones shall be three hundred feet (300').
n. Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections.
o. The appropriate water authority and Fire Department shall be notified in writing of the date the fire hydrant
installation and its attendant water connection system will be available for use.
p. The Fire Marshal shall be notified when all newly installed hydrants or mains are placed in service.
q. Where fire hydrants are not in service, they shall be identified as being out of service by a method approved
by the Fire Marshal. (Ord. 3541, 5 -4-1981)
12. Special Requirements for Buildings More Than Two Hundred Feet (200') from a Street Property Line:
The requirements of this Section apply to all building construction projects in which buildings are located or are to
be located such that any portion is more than two hundred feet (200') in vehicular travel from a street property line,
except detached single-family dwellings:
a. Buildings that have required fire-flows of less than two thousand five hundred (2,500) g.p.m. may have fire
hydrants on one side of the building only.
b. When the required fire-flow is over two thousand five hundred (2,500) g.p.m., the fire hydrants shall be
served by a main which loops around the building or complex of buildings and reconnects back into a
distribution supply main.
c. The number of fire hydrants that shall be required for the new construction or a defined risk shall be based on
the amount of fire-flow that is required to protect said risk. The requirement shall be one hydrant per one
thousand (1,000) g.p.m. fire-flow. These fire hydrants shall be located no closer than fifty feet (50') from the
structure and no greater than three hundred feet (300'). All hydrants are to be accessible to Fire Department
pumpers over roads capable of supporting such fire apparatus. The Fire Marshal shall determine the location of
the hydrants based upon a determination of utility, topography and building or structure; minor deviations may
be granted by Fire Department approval of written requests. (Ord. 3541, 5 -4-1981; Amd. Ord. 4769, 3-8-1999)
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 568/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
13. Water System Requirements for Hydrants: All fire hydrants shall be served by a municipal or
quasi-municipal water system, or as otherwise approved by the Fire Marshal. (Ord. 4007, 7 -14-1986)
14. Service and Testing of Hydrants: All hydrants shall be subject to testing, inspection, and approval by the Fire
Department. (Ord. 4007, 7-14-1986)
15. Prohibited Hydrants: The installation of flush type hydrants is prohibited unless approved by the Fire Marshal
and such approval shall be given only when permitted fire hydrants would be dangerous or impractical. The showing
of such danger or impracticability shall be the burden of the builder. (Ord. 3541, 5 -4-1981)
16. Dead End Mains Prohibited: Provisions shall be made wherever appropriate in any project for looping all dead
end or temporarily dead end mains. A minimum fifteen-foot (15') easement shall be required. Construction plans
must be approved by the Public Works Department as per this Section and other applicable City regulations prior to
commencement of construction. (Ord. 3541, 5 -4-1981)
17. Meter or Detection Required for Private Water or Fire Service: Services for fire protection must be metered
or detector checkered at the expense of the owner and fitted with such fixtures only as are needed for fire protection
and must be entirely disconnected from those used for other purposes. (Ord. 4441, 2 -28-1994)
18. Use for Other Than Fire Protection Prohibited: In no case will any tap be made upon any pipe used for fire
service purposes or any tank connected therewith, nor shall the use of any water be permitted through any fire
service nor through any pipes, tanks or other fixtures therewith connected for any purposes except the extinguishing
of fire on such premises or testing flows for fire control purposes. (Ord. 4441, 2 -28-1994)
19. Changes Requiring Increased Fire Protection: Whenever any change in the use, occupancy or construction of
any premises or purposes as hereinabove defined require any increased fire and hydrant protection, the owner,
owners, or person in charge of such premises shall proceed promptly toward securing adequate protection and all
such installation or changes to be completed providing for such increased fire protection, prior to the use or
occupancy of such facilities.
20. Violation of This Section and Penalties: Unless otherwise specified, violations of this Section are
misdemeanors subject to RMC 1-3-1. Each day upon which a violation occurs or continues constitutes a separate
offense. (Ord. 3541, 5-4-1981; Ord. 5159, 10-17-2005; Ord. 5806, 6-20-2016; Ord. 6103, 11-21-2022)
4-5-080 (Deleted by Ord. 5549, 8-9-2010 and Ord. 5555, 10-11-2010)
4-5-090 INTERNATIONAL MECHANICAL CODE ADOPTED:
A. ADOPTION:
The 2018 Edition of the International Mechanical Code (IMC), as adopted and amended by the State Building Code
Council in chapter 51-52 WAC, as published by the International Code Council, is adopted by reference with the
following additions, deletions and exceptions: Provided, that Chapter 1, Scope and Administration, is not adopted
and the Construction Administrative Code, as set forth in RMC 4-5-060, shall be applied in place of IMC Chapter 1,
Scope and Administration. Provided, that the installation of fuel gas distribution piping and equipment, fuel
gas-fired appliances and fuel gas-fired appliance venting systems shall be regulated by the 2018 International Fuel
Gas Code. Provided, that detached one (1) and two (2) family dwellings and multiple single -family dwellings
(townhouses) not more than three (3) stories high with separate means of egress and their accessory structures not
more than three (3) stories above grade plane in height shall comply with the International Residential Code.
Provided, that the standards for liquefied petroleum gas installations shall be the 2020 Edition of NFPA 58
(Liquefied Petroleum Gas Code) and the 2018 Edition of ANSI Z223.1/NFPA 54 (National Fuel Gas Code).
References in this code to Group R shall include Group I-1, Condition 2 assisted living facilities licensed by
Washington State under chapter 388-78A WAC and Group I-1, Condition 2 residential treatment facilities licensed
by Washington State under chapter 246-337 WAC.
B. EXCEPTIONS:
The provisions of this code do not apply to temporary growing structures used solely for the commercial production
of horticultural plants including ornamental plants, flowers, vegetables, and fruits. “Temporary growing structure”
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 569/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
means a structure that has the sides and roof covered with polyethylene, polyvinyl, or similar flexible synthetic
material and is used to provide plants with either frost protection or increased heat retention. A temporary growing
structure is not considered a building for purposes of this code.
C. CONFLICTS:
In the case of conflict between the duct sealing or insulation requirements of Section 603 or 604 of this code and the
duct sealing or insulation requirements of chapters 51 -11C and 51-11R WAC, the Washington State Energy Code
shall govern. (Ord. 4546, 7-24-1995; Amd. Ord. 5085, 6-21-2004; Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012; Ord. 5710, 4-14-2014; Ord. 5810, 7-11-2016; Ord. 6010, 1-25-2021)
4-5-100 NATIONAL FUEL GAS CODE ADOPTED:
The 2018 Edition of the National Fuel Gas Code (ANSI Z223.1/NFPA 54), as adopted by the State Building Code
Council in chapter 51-52 WAC, as published by NFPA, is adopted by reference. The Construction Administrative
Code, as set forth in RMC 4-5-060, shall be applied for the administration of this code. (Ord. 5085, 6 -21-2004; Ord.
5159, 10-17-2005; Ord. 5555, 10-11-2010; Ord. 5710, 4-14-2014; Ord. 5810, 7-11-2016; Ord. 6010, 1-25-2021)
4-5-110 UNIFORM PLUMBING CODE ADOPTED:
The 2018 Edition of the Uniform Plumbing Code (UPC), as adopted and amended by the State Building Code
Council in chapter 51-56 WAC, as published by the International Association of Plumbing and Mechanical
Officials, is adopted by reference with the following additions, deletions and exceptions: Provided, that Chapter 1,
Administration, is not adopted and the Construction Administrative Code, as set forth in RMC 4 -5-060, shall be
used in place of UPC Chapter 1, Administration. Provided, that Chapters 12 and 14 of the Uniform Plumbing Code
are not adopted. Provided, that those requirements of the Uniform Plumbing Code relating to venting and
combustion air of fuel-fired appliances as found in Chapter 5 and those portions of the code addressing building
sewers are not adopted.
The following appendices of the 2018 Edition of the Uniform Plumbing Code as adopted and amended by the State
Building Code Council in chapter 51-56 WAC, as published by the International Association of Plumbing and
Mechanical Officials, are also adopted by reference: Appendix A – Recommended Rules for Sizing the Water
Supply System; Appendix B – Explanatory Notes on Combination Waste and Vent Systems; Appendix I –
Installation Standards for Pex Tubing Systems for Hot- and Cold-Water Distribution. In addition, Appendix C –
Alternate Plumbing Systems, excluding Sections C303.3 and C304.0 through C601.9, is adopted by reference.
Where a conflict exists between the provisions of Appendix I and the manufacturer’s installation instructions, the
conditions of the listing and the manufacturer’s installation instructions shall apply. (Formerly 4 -5-100. Ord. 3760,
12-5-1983; Amd. Ord. 4768, 3-8-1999; Ord. 5010, 5-19-2003; Ord. 5085, 6-21-2004; Ord. 5297, 7-2-2007; Ord.
5710, 4-14-2014; Ord. 5810, 7-11-2016; Ord. 6010, 1-25-2021)
4-5-120 UNDERGROUND STORAGE TANK SECONDARY CONTAINMENT REGULATIONS:
A. PURPOSE:
1. The purpose of this Section is to establish secondary containment and monitoring requirements for new
underground storage facilities which store regulated substances including hazardous materials, flammable liquids,
toxic substances and combustible liquids. This Section establishes construction standards for new underground
storage facilities, establishes separate monitoring standards for new and existing underground storage facilities,
establishes uniform standards for release reporting, emergency response and abandonments, and specifies permit
procedures.
B. INTENT:
It is the intent of this Section to provide a method by which:
1. To safely store regulated substances including hazardous materials, flammable and combustible liquids, and toxic
substances in underground storage facilities; to trap and safely hold for recovery any regulated substance which may
leak from underground storage facilities;
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 570/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. To provide a systematic means of monitoring to determine the presence of any leaked substance so that it may be
safely recovered in a timely manner;
3. To provide a means to monitor existing underground storage facilities to detect leaks;
4. To protect groundwater resources;
5. To protect the City’s drinking water supply from impacts caused by regulated substances; and
6. To reduce the fire and life safety hazards associated with substances that might otherwise escape from a primary
container.
C. COMPLIANCE WITH THE FIRE CODE REQUIRED:
In addition to the provisions of this Section, all underground storage facilities installations shall meet all applicable
provisions and requirements of chapters 27 and 34 of the International Fire Code. (Amd. Ord. 5086, 6 -21-2004)
D. APPLICABILITY:
1. Persons who own one or more underground storage facilities storing regulated substances (including hazardous
substances, flammable liquids, toxic substances, and combustible liquids) shall comply with this Chapter. If the
operator of the underground storage facility is not the owner, then the owner shall enter into a written contract with
the operator requiring the operator to comply with this Section.
2. All new underground storage facilities which store regulated substances must comply with the construction and
monitoring standards for new underground storage facilities as set forth in this Section.
3. All existing underground storage facilities which store regulated substances must comply with the monitoring
standards for existing underground facilities which are set forth in this Section. However, existing underground
storage facilities which meet the construction and monitoring standards for new facilities as set forth in this Section
may be issued permits and regulated pursuant to the standards and procedures for new facilities.
4. All owners and/or operators of underground storage facilities which store regulated substances now, have stored
regulated substances in the past, or have the ability to store regulated substances in the future must comply with the
release reporting requirements, the closure requirements and the permit application requirements as set forth in this
Section.
5. The detection of any unauthorized release shall require compliance with the reporting requirements of this
Section. (Amd. Ord. 5086, 6-21-2004)
E. EXCLUSIONS:
This Section specifically excludes regulation of the following:
1. Farm or residential tanks of one thousand one hundred (1,100) gallons or less capacity used for storing motor fuel
for noncommercial purposes, except for new tank installations in the City’s Aquifer Protection Area;
2. Tanks used for storing heating oil for consumption use by single family residences, except for new tank
installations in the City’s Aquifer Protection Area;
3. Septic tanks;
4. Storage tanks situated in an underground area (such as a basement, cellar, mineworking, drift, shaft or tunnel) if
the storage tank is situated upon or above the surface of the floor;
5. Pipeline facility: Pipelines which transport regulated substances interjurisdictionally;
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 571/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
6. Surface impoundment, pit, pond or lagoon;
7. Stormwater or wastewater collection system;
8. Flow-through process tanks; or
9. Liquid trap or associated gathering lines directly related to oil or gas production and gathering operations.
F. FIRE CODE OFFICIAL AND FIRE DEPARTMENT AUTHORITY AND RESPONSIBILITY:
The Fire Department shall not issue a permit to operate an underground storage facility until the Department
inspects the underground storage facility and determines that the underground storage facility complies with the
provisions of these regulations. The Fire Code Official or the Official’s duly authorized representative is hereby
designated as the enforcing officer of this Section. In addition to all other grounds for revocation or termination of
permits set forth in the general provisions hereof, any failure or refusal on the part of a permittee to obey any rule,
regulation, condition or law concerning the installation, maintenance, or removal of underground storage facilities
shall be grounds for revocation of a permit. (Amd. Ord. 5086, 6 -21-2004)
G. DEFINITIONS OF TERMS USED IN THIS SECTION:
ABANDONMENT OF UNDERGROUND STORAGE FACILITIES:
1. The relinquishment or termination or possession, ownership or control without full disclosure to the new owner
thereof of containers, tanks, or pipes which have stored in the past or are currently storing regulated substances
whether by vacating or by disposition thereof and shall not depend on a mere lapse of time; or
2. Storage facilities which have been substantially emptied and unattended.
AQUIFER PROTECTION AREA (APA): Refer to RMC 4-3-050B, Applicability – Critical Areas
Designations/Mapping, and RMC 4-11-010, Definitions A. (Amd. Ord. 4851, 8-7-2000)
CLOSURE OF UNDERGROUND STORAGE FACILITIES: The lawful emptying and/or removal of
underground storage facilities pursuant to a permit issued by the Fire Department and in conformance with chapter
34 of the International Fire Code. (Amd. Ord. 5086, 6-21-2004)
CONTINUOUS MONITORING: A system using automatic equipment which routinely performs the required
monitoring on a periodic or cyclic basis throughout each day.
DEPARTMENT: The City of Renton Fire Department.
DOUBLE-WALLED: A container with two (2) complete shells which provide both primary and secondary
containment. The outer shell must provide structural support and must be cons tructed primarily of nonearthen
materials including, but not limited to, concrete, steel, and plastic.
EXISTING UNDERGROUND STORAGE FACILITY: Any underground storage facility that is not a new
underground storage facility. The term includes any underground storage facility which has contained a hazardous
substance in the past and, as of July 1, 1987, had the physical capacity of being used again (it had not been removed
or completely filled with an inert solid).
LEAK DETECTION SYSTEM: A system or technology capable of detecting, within twenty four (24) hours, the
failure of either the primary or secondary containment structure or the presence of liquid in the secondary
containment structure.
MEMBRANE LINER: Any membrane sheet material fabricated into system for secondary containment. A
membrane liner is placed external to a tank, in order to be an impermeable barrier between a primary containment
device including pipes, and the ground. The membrane must provide a complete envelope that will prevent both
lateral and vertical migration of the stored product out of the containment system and will be free of cracks and
gaps.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 572/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
NATIONALLY RECOGNIZED INDEPENDENT TESTING ORGANIZATION: Any one of the following
organizations, or other organizations approved by the Fire Code Official:
American National Standards Institute (ANSI)
American Society of Mechanical Engineers (ASME)
American Society for Testing and Materials (ASTM)
National Association of Corrosion Engineers (NACE)
National Sanitation Foundation (NSF)
Underwriters Laboratories (UL)
Underwriters Laboratories of Canada, Inc. (ULC)
(Amd. Ord. 5086, 6-21-2004)
NEW UNDERGROUND STORAGE FACILITY: Any underground storage facility subject to this Section which
is installed after the effective date of this Section or which complies with the requirements of RMC 4 -5-120H.
OPERATOR: Any person in control of, or having responsibility for, the daily operation of a storage facility.
OWNER: Includes his duly authorized agent or attorney, a purchaser, devisee, fiduciary and a person having vested
or contingent interest in the property in question.
PRIMARY CONTAINMENT: A device (such as a tank, pipe, drum) and associated appurtenances which holds a
regulated substance.
PRODUCT TIGHT: Impervious to the substance which is contained, or is to be contained, so as to prevent the
seepage of the substance from the primary containment. To be product tight, the primary container shall not be
subject to physical or chemical deterioration by the substance which it contains over the useful life of the tank.
REGULATED SUBSTANCES: Any hazardous materials, flammable liquid, combustible liquid, or toxic
substances which are more particularly defined as:
1. Flammable Liquid: Any liquid having a flash point below one hundred degrees (100°) Fahrenheit and having a
vapor pressure not exceeding forty (40) pounds per square inch (absolute) at one hundred degrees (100°) Fahrenheit.
2. Combustible Liquid: A liquid having a flash point at or above one hundred degrees (100°) Fahrenheit.
3. Hazardous Materials: Includes such materials as flammable solids, corrosive liquids, radioactive materials,
oxidizing materials, highly toxic, materials, poisonous gases, reactive materials, unstable materials, hyperbolic
materials and pyrophoric materials as defined in chapter 2 of the International Fire Code and any substance or
mixture of substances which is an irritant, a strong sensitizer or which generates pressure through exposure to heat,
decomposition or other means.
4. Toxic Substance: Any material, either singularly or in combination, which may pose a present or potential hazard
to human health or to the quality of groundwaters when improperly used, stored, transported or disposed of or
otherwise mismanaged including fertilizers, herbicides, and pesticides. (Amd. Ord. 5086, 6 -21-2004)
SECONDARY CONTAINMENT: A system which will completely collect and contain all primary containment
spills and leaks, and contaminated precipitations, until appropriate remedial action can be determined.
SINGLE-WALLED: A container with one shell in which regulated substances can or are being stored and which
provides primary containment.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 573/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
UNAUTHORIZED RELEASE: Any spilling, leaking, emitting, discharging, escaping, leaching, or disposing from
any underground storage tank into groundwater, surface water, or subsurface soils. Unauthorized release does not
include intentional withdrawals of hazardous substances for the purpose of legitimate sale, use or disposal.
UNDERGROUND STORAGE FACILITY: A tank, pipe, vessel or other container, or any combination of the
foregoing, used or designed to be used for the underground storage or underground transmission of regulated
substances and the volume of which (including the volume of the underground pipes connected thereto) is ten
percent (10%) or more beneath the surface of the ground. The underground storage facilities include but are not
limited to line leak detectors, monitoring wells, continuous automatic leak detection systems, and secondary
containment systems associated therewith.
H. NEW UNDERGROUND STORAGE FACILITIES AND MONITORING STANDARDS:
1. Applicability: The following subsections shall apply to all new installations of primary and secondary containers
including leak interception and detection systems. (Amd. Ord. 5086, 6 -21-2004)
2. Standards for New Underground Storage Facilities:
a. Primary and secondary levels of containment shall be required for all new underground storage facilities used
for the storage of regulated substances.
b. All primary containers shall be product-tight and shall be installed in accordance with all applicable sections
of chapter 34 of the International Fire Code.
c. All secondary containers shall be constructed of materials of sufficient thickness, density, and composition to
prevent structural weakening of the secondary container as a result of contact with any released hazardous
substance and shall be capable of containing any unauthorized release of the hazardous substance stored within
the primary container(s) for at least the maximum anticipated period, established by manufacturer’s
specifications, sufficient to allow detection and removal of the unauthorized release.
d. If a hazardous substance has come into contact with the secondary container and either additional primary
containers exist within the secondary container or the leaking primary container has been closed as specified in
this Section and replaced by a new primary container, the owner shall demonstrate to the satisfaction of the
Department that the requirements of subsection H2c of this Section are still achievable or replace the secondary
container.
e. The secondary container shall have the ability to contain the following volumes:
i. At least one hundred percent (100%) of the volume of the primary container where only one primary
container is within the secondary container.
ii. In the case of multiple primary containers within a single secondary container, the secondary container
shall be large enough to contain one hundred fifty percent (150%) of the volume of the largest primary
container placed in it or ten percent (10%) of the aggregate internal volume of all primary containers in the
secondary container, whichever is greater.
f. If the secondary container is open to rainfall, then it shall be able to accommodate the volume of precipitation
which could enter the secondary container during a twenty four (24) hour, one hundred (100) year storm in
addition to the volume of hazardous substance storage required in subsection H2e of this Section.
g. The volumetric requirements for the pore space of a granular material placed in the secondary container as
backfill for the primary container shall be equal to or greater than that required in subsection H2e of this
Section. The available pore space in the secondary container backfill shall be determined using appropriate
engineering methods and safety factors and shall consider the specific retention and specific yield of the
backfill material, the location of the primary container within the secondary container, and the proposed
method of operation for the secondary container.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 574/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
h. The secondary container shall be equipped with a collection system to accumulate, temporarily store, and
permit removal of any precipitation, subsurface infiltration, or hazardous substance released from the primary
container.
i. Laminated, coated, or clad materials shall be considered single -walled and shall not be construed to fulfill the
requirements of both primary and secondary containment.
j. All primary containers and double-walled underground storage tanks subject to flotations shall be weighted
or anchored using methods specified by the manufacturer or, if none exist, best engineering judgment. (Amd.
Ord. 5086, 6-21-2004)
3. Design Standards for New Primary Containers and Double-Walled Underground Storage Tanks:
a. Cathodically protected steel underground storage tanks, steel underground storage tanks clad with glass
fibre-reinforced plastic, and glass fibre plastic underground storage tanks shall be fabricated and designed to
standards developed by a nationally recognized independent testing organization or be listed by the testing
organization.
b. Underground storage tanks shall be tested by the manufacturer or an independent testing organization for
durability and chemical compatibility with the regulated substances to be stored using recognized engineering
practices for materials testing.
c. Except for steel underground storage tanks, a wear plate (striker plate) shall be centered under all accessible
openings of the underground storage tank. The plate shall be constructed of steel or, if the steel is not
compatible with the regulated substance stored, a material resistant to the stored regulated substance. The width
of the plate shall be at least nine inches (9") wide and have an area of one square foot or be equal to the area of
the accessible opening or guide tube, whichever is larger. The thickness of the steel plate shall be at least 0.053
inch (1.35 mm), and those constructed of other materials (as required) shall be of sufficient thickness to provide
equivalent protection. The plate shall be rolled to the contours of underground storage tank and bonded or seam
welded in place.
d. Single-walled primary containers of steel and the outer surface of double-walled underground storage tanks
constructed of steel which are not clad with glass fibre reinforced plastic, shall be protected by a properly
installed, maintained, and monitored cathodic protection system. Selection of the type of protection to be
employed shall be based on a certification listing by a nationally recognized independent testing organization or
the judgment of a registered corrosion engineer or a National Association of Corrosion Engineers (NACE)
accredited corrosion specialist taking into account the corrosion history of the area. Underground storage tanks
with listed corrosion resistant materials, nonmetallic glass fiber reinforced plastic coatings, composites, or
equivalent systems shall be tested immediately prior to installation.
i. The protection system shall be inspected under the direction of a registered corrosion engineer or NACE
corrosion specialist at the frequency specified in the certification or in accordance with the schedule
prescribed by the system designer, but not less than annually.
ii. Underground storage tanks in a vault and not backfilled are exempted from the requirements of this
subsection.
e. All primary containers and double-walled underground storage tanks shall be installed according to the
manufacturer’s written recommendations or, if no written recommendations exist, best engineering practice.
f. Underground storage tanks shall be tested before being put into service in accordance with the applicable
sections of the code under which they were built. The ASME code stamp or listing mark of Underwriters
Laboratories, Incorporated (UL), or any other nationally recognized independent testing organization shall be
evidence of compliance with this requirement.
g. Before being covered, enclosed, or placed in use, all underground storage tanks and piping shall be tested for
tightness hydrostatically or with air pressure at not less than three (3) pounds per square inch and not more than
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 575/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
five (5) pounds per square inch. Pressure piping shall be hydrostatically tested to one hundred fifty percent
(150%) of the maximum anticipated pressure of the system, or pneumatically tested to one hundred ten percent
(110%) of the maximum anticipated pressure of the system, but not less than five (5) pounds per square inch
gauge at the highest point of the system. This test shall be maintained for a sufficient time to complete visual
inspection of all joints and connections, but for at least ten (10) minutes. In lieu of the above, a test using
accepted engineering practices shall be used. Double-walled underground storage tanks are exempt from the
requirements of this Section provided that the annular space is monitored using either pressure or vacuum
testing. (Ord. 4147, 4-4-1988)
h. All underground storage tanks shall be equipped with an overflow spill protection system; a combination of
“i” and at least one additional method of “ii” through “iv” must be used and is defined as follows:
i. A spill catchment basin which surrounds the fill pipe and prevents the inflow of the hazardous substance
into the subsurface environment.
ii. A level sensing device that continuously monitors and indicates the liquid level in the underground
storage tank.
iii. An audible/visual alarm system triggered by a liquid level sensor to alert the operator of an impending
overfill condition.
iv. An automatic shut-off device that stops the flow of product being delivered to the underground storage
tank when the underground storage tank is full. (Ord. 4323, 8 -12-1991)
4. Standards for Secondary Containers Including Leak Interception and Detection Systems:
a. The secondary container shall, at a minimum, encompass the area within the system of vertical planes
surrounding the exterior of the primary containment unit. If backfill is placed between the primary and
secondary containment, then an evaluation shall be made of the maximum lateral spread of a point leak from
the primary containment over the vertical distance between the primary and secondary containment. The
secondary containment shall extend an additional distance beyond the vertical planes described above equal to
the radius of lateral spread plus one foot (1').
b. The secondary container must be capable of precluding the inflow of the highest groundwater anticipated
during the life of the underground storage tank into the space between the primary and secondary containers.
c. If the space between the primary and secondary containers is backfilled, the backfill material shall not
preclude the vertical movement of leakage from any part of the primary container.
d. The secondary container and any backfill material between the primary and secondary containers shall be
designed and constructed to promote gravity drainage of a leak of regulated substances from any part of the
primary container to the monitoring location(s).
e. Two (2) or more primary containers shall not utilize the same secondary container if the primary containers
store materials that in combination may cause a fire or explosion; or the production of a flammable, toxic, or
poisonous gas; or the deterioration of a primary or secondary container.
f. Drainage of liquid from within a secondary container shall be controlled in a manner approved by the Fire
Department so as to prevent regulated materials from being discharged. The liquid shall be analyzed to
determine the presence of any of the regulated substance(s) stored in the primary container prior to initial
removal and monthly thereafter for any continuous discharge (removal) to determine the appropriate method
for final disposal. The liquid shall be sampled and analyzed immediately upon an indication of an unauthorized
release from the primary container.
g. For primary containers installed completely beneath the ground surface, the original excavation for the
secondary container shall have a watertight cover which extends at least one foot (1') beyond each boundary of
the original excavation. This cover shall be asphalt, reinforced concrete, or equivalent material which is sloped
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 576/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
to drainways leading away from the excavation. Access openings shall be constructed as watertight as practical.
Double-walled underground storage tanks and open vaults are exempt from the requirements of this subsection.
h. The actual location and orientation of the underground storage tanks and appurtenant piping systems shall be
indicated on as-built drawings of the facility. Copies of all drawings and/or plans shall be submitted to the Fire
Department.
i. The floor of the secondary container shall be constructed on a firm base and, if necessary for monitoring,
shall be sloped to a collection sump. One or more access casings shall be installed in the sump and sized to
allow removal of collected liquid. The access casing shall extend to the ground surface, be perforated in the
region of the sump, and covered with a locked waterproof cap. If this access casing is within a secured facility,
the requirements for a locked cap may be waived by the Fire Marshal. The casing shall be thick enough to
withstand all anticipated stresses with appropriate engineering safety factors and constructed of materials that
will not be structurally weakened by the stored hazardous substance and will not donate, capture, or mask
constituents for which analyses will be made.
j. Systems for secondary containment utilizing membrane liners shall meet the following requirements:
i. The membrane liner shall have a permeability factor of twenty five one -hundredths (0.25) ounces per
square foot per twenty four (24) hours or less. Such permeability shall constitute the maximum rate of
transport over time of the hazardous substance proposed for storage. Permeability shall be evaluated
according to accepted engineering practices for materials testing.
ii. The membrane liner shall be considered to have satisfied the requirements of this Section only if the
liner material meets the following standards. The material properties specified in these standards shall be
determined using accepted engineering practices for materials tested. All certifications of accepted
standards are to be forwarded to this Department prior to installation.
• The volume swell after a twenty four (24) hour period of immersion in the stored hazardous substance shall
not exceed three percent (3%) of the original liner membrane material thickness.
• The maximum change in elongation of the liner membrane material at break after twenty four (24) hours of
immersion in the stored hazardous substance shall not exceed two percent (2%) of the original elongation.
• The liner membrane material hardness (brittleness) after twenty four (24) hours of immersion in the regulated
substance shall be within five percent (5%) of the original hardness.
• For a containment test, the rate of transport through the liner membrane material of the regulated substance
after a period of twenty four (24) hours shall not exceed six percent (6%) by weight of the regulated substance being
tested. The liquid height for the test shall be no greater than that expected in actual site conditions.
• The rate of solubility of the liner membrane material in the regulated substance for a period of twenty four
(24) hours shall not exceed one-tenth of one percent (0.1%) by weight of the section of liner being tested.
• The liner seam strength shall be equal to the tensile strength of the parent material when tested in accordance
with accepted engineering practices for materials tested.
k. The liner shall be installed under the supervision of a representative of the membrane liner fabricator or a
contractor certified by such fabricator.
l. The excavation base and walls for the synthetic liner shall be prepared to the liner fabricator’s specifications
and shall be firm, smooth, and free of any sharp objects or protrusions.
m. The design of double-walled underground storage tanks shall allow for monitoring of the annular space.
n. “Sticking” the annular space of a double-walled underground storage tank as a monitoring method shall not
be allowed unless a strike plate or other approved devices used to protect the underground storage tank are
located directly under the monitoring opening.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 577/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
o. The double-walled underground storage tank shall be so designed and installed that any loss of hazardous
substance from the primary container will drain to a specific location within the annular space, as required, to
be detected by a monitoring device or method.
p. Any special accessories, fitting, coating, or lining not inherent within the initial design of the primary
container or double-walled underground storage tank shall be approved by a nationally recognized, independent
testing organization or a demonstration of integrity with the primary container or double -walled underground
storage tank shall be required.
5. Monitoring Standards for New Underground Storage Facilities:
a. The owners or operators of all new underground storage facilities shall implement a monitoring program that
is approved by the Department and required as a condition of the permit. Visual monitoring must be
implemented unless it is determined by the Department to be unfeasible to visually monitor.
b. All monitoring programs shall include a written routine monitoring procedure which includes, when
applicable:
i. the frequency of performing the monitoring method,
ii. the methods and equipment to be used for performing the monitoring,
iii. the location(s) from which the monitoring will be performed,
iv. the name(s) or title(s) of the person(s) responsible for performing the monitoring and/or maintaining
the equipment, and
v. the reporting format.
6. Response Plan for New Underground Storage Facilities:
a. Plan Required: A response plan shall be developed by the permit applicant which demonstrates, to the
satisfaction of the Fire Marshal, that any unauthorized release will be removed from the secondary container
within the shortest possible time and no longer than the time consistent with the ability of the secondary
container to contain the regulated substance. This response plan shall be a condition of the underground storage
facility permit.
b. Plan Contents: The response plan shall include, but is not limited to, the following:
i. A description of the proposed methods and equipment to be used for removing the hazardous substance,
including the location and availability of the required equipment, if not permanently on -site, and an
equipment maintenance schedule for the equipment located on -site.
ii. The name(s) or title(s) of the person(s) responsible for authorizing the work to be performed.
I. EXISTING INSTALLATIONS AND MONITORING STANDARDS:
1. Continuation: Any underground storage facility in existence as of the effective date of this Section, or for which
an installation permit has been obtained prior to the effective date of this Section, shall be allowed to continue in
use, so long as it is product-tight.
2. Leaks: Should any existing storage tank and/or its associated piping experience a loss of product, due to leakage
or mechanical failure, the entire underground storage facility shall be upgraded to meet the requirements for a new
underground storage facility as set forth in this Section. Should any existing storage tank experience a loss of
product due to a failure in its associated piping, the Fire Code Official shall have the authority, upon written request
of the owner/operator, to waive the requirement to replace the entire facility. Such waiver shall be based upon
certification to the satisfaction of the Code Official that the piping has been fully repaired. At a minimum, such
certification shall include a product-tight test of the facility.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 578/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Monitoring Standards for Existing Underground Storage Facilities:
a. Monitoring System Required: All owners of existing underground storage facilities which store regulated
substances subject to this Section shall implement a visual monitoring or alternative monitoring system that
complies with this Section and is approved by the Fire Marshal within eighteen (18) months of the effective
date of this Section.
b. Objective: The objective of the monitoring program for existing underground storage facilities is to detect
unauthorized releases within seventy two (72) hours of their occurrence.
c. Fire Department Approval Required: The Fire Department shall review the proposed monitoring program
and shall approve the monitoring system if it finds that all aspects of the monitoring alternative can be
implemented. If the proposed monitoring alternative cannot be approved, then the Fire Department may request
the submittal of another proposed monitoring alternative or may specify the implementation of another
monitoring alternative.
d. Monitoring System Requirements: The monitoring system must be capable of determining the
containment ability of the underground storage tank and detecting any active or future unauthorized releases.
Groundwater monitoring may be utilized as a primary means of monitoring only when the underground storage
facility is located outside of an Aquifer Protection Area. All owners of existing underground storage facilities
subject to this Section who are not able to implement visual monitoring shall implement one of the following
monitoring alternatives in conformance with any permit requirements imposed by the Fire Marshal:
i. Tank tightness testing and inventory reconciliation controls.
ii. Testing or monitoring for vapors within the soil surrounding the underground storage tank system.
iii. Monitoring for products on the groundwater.
iv. Monitoring for releases in an interception barrier.
v. Automatic monitoring of product level and automatic inventory reconciliation.
vi. Interstitial monitoring between the underground storage tank and a secondary barrier.
vii. Other methods approved by the Fire Department.
e. Annual Certification of Monitoring System: Leak detection devices and monitoring systems installed in
accordance with this Section shall be inspected and tested at least annually, and the test results maintained
on-site for at least one year.
4. System Evaluation Criteria: The Fire Department shall evaluate each monitoring alternative proposed by the
applicant for a permit to determine its suitability based on the following criteria:
a. Whenever possible, primary method of monitoring other than groundwater monitoring shall be performed,
monthly at a minimum.
b. When the underground storage facility is in an Aquifer Protection Area, a monitoring method other than
groundwater monitoring shall be utilized on a weekly or more frequent basis for leak detection monitoring.
c. Groundwater monitoring may be required by the Fire Code Official in an Aquifer Protection Area. The Fire
Marshal shall review and approve the number and location of the monitoring well(s). More than one
underground storage facility may be monitored using the same well provided the well is directly downgradient
of all underground storage facilities being monitored and is within one thousand feet (1,000') of all
underground storage facilities being monitored. (Ord. 5676, 12 -3-2012)
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 579/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Tests: If the monitoring technique(s) selected is designed to detect the presence of the stored regulated substance
outside of the underground storage facility, then tests must be made to determine if the regulated substance or any
interfering constituents exist in the soil or backfill surrounding the underground storage facility.
6. Failure to Monitor: The failure to implement an approved monitoring system shall be cause for the Fire Code
Official to require closure of the underground storage facility pursuant to subsection L of this Section, Closure
Requirements. (Amd. Ord. 5086, 6-21-2004)
J. PERMITS:
1. Permit Required: No person, persons, corporation or other legal entities shall install or operate a primary or
secondary storage facility without first obtaining a permit to do so from the Fire Department.
2. Information Required: The Fire Department shall not issue a permit to install or operate a primary or secondary
underground storage facility unless adequate plans, specifications, test data, and/or other appropriate information
have been submitted by the owner and/or operator showing that the proposed design and construction of the facility
meet the intent and provisions of this Section.
3. Abandonment Prohibited: No person, persons, corporation or other legal entities shall temporarily or
permanently abandon a primary or secondary storage facility.
4. Closure Procedure: No person, persons, corporation or other legal entities shall close a primary or secondary
underground storage facility without first obtaining a permit to do so from the Fire Marshal. The Fire Marshal shall
not issue a permit to temporarily or permanently close a primary or secondary underground storage facility unless
adequate plans and specifications and other appropriate information have been submitted by the applicant showing
that the proposed closure meets the intent and provisions of this Section.
5. Fee: The application for a permit pursuant to this Section shall be accompanied by the fee stipulated in the City of
Renton Fee Schedule. (Ord. 5806, 6-20-2016)
6. Permit Conditions:
a. Notification of Changes or Release:
i. As a condition of any permit requirements to operate an underground storage facility, the permittee shall
report to the Department within thirty (30) days after any changes in the usage of any underground storage
tank, including:
• The storage of new hazardous substances;
• Changes in monitoring procedure; or
• The replacement or repair of all or part of any underground storage facility.
ii. As a condition on any permit requirement to operate an underground storage facility, the permittee shall
report to the Department within seventy two (72) hours any replacement or repair of all or part of any
underground storage facility.
iii. As a condition of any permit requirement to operate an underground storage facility, the permittee shall
report to the Department any unauthorized release occurrence, within twenty four (24) hours of its
detection, using the procedures required in this Section.
b. Monitoring Records Required: Written records of all monitoring performed shall be maintained on -site by
the operator for a period of at least three (3) years from the date the monitoring was performed. The Fire
Department may require the submittal of the monitoring records or a summary at a frequency that they may
establish. The written records of all monitoring performed in the past three (3) years shall be shown to the
Department or duly authorized representative upon demand during any site inspection. Monitoring records shall
include:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 580/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. The date and time of all monitoring or sampling;
ii. Monitoring equipment calibration and maintenance records;
iii. The results of any visual observations;
iv. The results of all sample analysis performed in the laboratory or in the field, including laboratory data
sheets;
v. The logs of all readings of gauges or other monitoring equipment, groundwater elevations, or other test
results; and
vi. The results of inventory readings and reconciliations.
7. Permit Expiration: A permit to operate issued by the Fire Department shall be effective for one year. The
underground storage facility owner shall apply to the Department for permit renewal at least sixty (60) days prior to
the expiration of the permit.
8. Transfer of Permit: Permits may be transferred to a new underground storage facility owner if the new
underground storage facility owner does not change any conditions of the permit, the transfer is registered with the
Department within thirty (30) days of the change in ownership, and any necessary modifications are made to the
information in the initial permit application due to the change in ownership. The Fire Department may review,
modify, or terminate the permit to operate the underground storage facility upon receiving the ownership transfer
request.
9. Inspection Required for Permit Renewal: The Fire Department shall not renew an underground storage facility
permit unless the underground storage facility has been inspected within the prior three (3) years and the inspection
revealed that the underground storage facility complied with this Section, as applicable, and with all existing permit
conditions. The inspection shall be conducted by the Fire Department. If the inspection reveals noncompliance, then
the Department must verify by a follow-up inspection that all required corrections have been implemented before
renewing the permit.
10. Implementation of Inspection Report: Within thirty (30) days of receiving an inspection report from the
Department the permit holder shall file with the Department a plan and time schedule to implement any required
modifications to the underground storage facility or to the monitoring plan needed to achieve compliance with the
intent of this Section or the permit conditions. This plan and time schedule shall also implement all of the
recommendations of the Department.
K. RELEASE REPORTING REQUIREMENTS:
1. Reporting Required for All Unauthorized Releases: All unauthorized releases from the primary or secondary
container shall be reported to the Fire Department according to the provisions of this Section.
a. Releases to Secondary Containers: All unauthorized releases to secondary containers shall be recorded on
the operator’s monitoring reports. Such an unauthorized release shall be determined to be “an unauthorized
release requiring reporting”, if the leak detection monitoring system in the space between the primary and
secondary containers cannot be reactivated within eight (8) hours. This provision shall be applicable only to
new underground storage tanks.
b. All Other Releases: All other unauthorized releases shall be reported pursuant to the provisions of an
“unauthorized release requiring reporting” within twenty four (24) hours after the release has been, or should
have been, detected under the monitoring system installed or maintained.
2. Unauthorized Releases Requiring Recording:
a. Definition of Release Requiring Recording: An unauthorized release requiring recording is one in which
the leak detection monitoring system in the space between the primary and secondary container could be
reactivated within eight (8) hours.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 581/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Time for Reporting: Unauthorized releases requiring recording shall be reported to the Fire Department
within five (5) days of the occurrence.
c. Content of Report: The incident report shall be accompanied by a written record including the following
information:
i. List of type, quantities, and concentration of hazardous substances released.
ii. Method of cleanup.
iii. Method and location of disposal of the released hazardous substances (indicate whether a hazardous
waste manifest(s) is utilized).
iv. Method of future leak prevention or repair. If this involves a change in operation, monitoring or
management, then appropriate reports shall also be filed and a new permit applied for.
v. If the primary container is to continue to be used, then a description of how the monitoring system
between the primary and secondary container has been reactivated.
vi. Facility operator’s name and telephone number.
vii. The approximate costs for cleanup to be submitted voluntarily.
d. Review and Inspection: The Department shall review the information submitted pursuant to the report of an
unauthorized release requiring recording, shall review the permit and may inspect the underground storage
facility.
e. Revocation of Permit: The Department shall find that the containment and monitoring standards of this
Section can continue to be achieved or the Department shall revoke the permit until appropriate modifications
are made to allow compliance with the standards.
f. Causes of Container Deterioration: Deterioration of the secondary container is likely when any of the
following conditions exist:
i. The secondary container will have some loss of integrity due to contact with the stored hazardous
substances;
ii. The mechanical means used to clean up the released hazardous substance could damage the secondary
container; or
iii. Hazardous substances, other than those stored in the primary container, are added to the secondary
container for treatment or neutralization of the released hazardous substance as part of the cleanup
process.
g. Reportable or Recordable Release: If a recordable unauthorized release becomes a reportable unauthorized
release due to initially unanticipated facts, the release shall immediately be treated as a reportable release.
3. Unauthorized Release Requiring Reporting:
a. Time for Notification: Within twenty four (24) hours after an unauthorized release has been detected, or
should have been detected, using required monitoring, the operator shall notify the Fire Department. This
Section shall apply to any unauthorized release except as defined in subsection K2a of this Section. (Amd. Ord.
5086, 6-21-2004)
b. Time for and Content of Report: Within five (5) working days of detecting the release, the operator or
permittee shall submit to the Department a full written report to include all of the following information which
is known at the time of filing the report:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 582/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. List of type, quantity, and concentration of regulated substances released.
ii. The results of all investigations completed at that time to determine the extent of soil or groundwater or
surface water contamination due to the release.
iii. Method of cleanup implemented to date, proposed cleanup actions, and approximate cost of actions
taken to date.
iv. Method and location of disposal of the released regulated substance and any contaminated soils or
groundwater or surface water.
v. Proposed method of repair or replacement of the primary and secondary containers.
vi. Facility operator’s name and telephone number.
4. Subsequent Cleanup Reports Required: Until cleanup is complete, the operator or permittee shall submit
reports to the Department every month or at a more frequent interval specified by the Department. The reports shall
include the information requested in this Section.
L. CLOSURE REQUIREMENTS:
1. Closure Required: Existing underground storage facilities which have experienced an unauthorized release may
not be repaired and shall be closed pursuant to the requirements of this Section. During the period of time between
cessation of regulated substance storage and actual completion of underground storage facility closure, the
applicable containment and monitoring requirements of this Section shall continue to apply.
2. Exception: The requirements of this Section do not apply to those underground storage facilities in which
regulated substances are continued to be stored even though there is no use being made of the stored substance. In
these cases, the applicable containment and monitoring requirements of this Section shall continue to apply.
3. General Provisions:
a. Compliance with Fire Code Required: All closures shall be accomplished in conformance with chapter 34
of the International Fire Code and with the provisions of this Section.
b. Closure Proposal Required: Prior to closure, the underground storage facility owner shall submit to the
Department a proposal describing how the owner intends to comply with closure requirements. The
requirement for prior submittal is waived if the storage of regulated substances ceases as a result of an
unauthorized release or to prevent or minimize the effects of an unauthorized release. In this situation, the
underground storage facility owner shall submit the required proposal within fourteen (14) days of either the
discovery of an unauthorized release or the implementation of actions taken to prevent or minimize the effects
of the unauthorized release.
c. Department of Ecology Notification: Notification of intent to close underground storage tanks shall be
submitted to the Department of Ecology at least thirty (30) days prior to the start of work, in accordance with
WAC 173-360-385.
4. Temporary Closure:
a. Applicability: This Section applies to those underground storage facilities in which storage has ceased for a
period of more than ninety (90) days and less than three hundred sixty five (365) days and where the owner or
operator proposes to retain the ability to use the underground storage facility within a year for the storage of
regulated substances. Underground storage facilities temporarily taken out of service for a period of up to
ninety (90) days shall continue to be monitored in conformance with the applicable subsections of this Section.
b. Exception: This Section does not apply to underground storage facilities that are empty as a result of the
withdrawal of all stored material during normal operating practice prior to the planned input of additional
regulated substances consistent with permit conditions.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 583/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Standards and Requirements for Temporary Closure: The owner or operator shall comply with all of the
following:
i. All residual liquid, solids, or sludges shall be removed and handled pursuant to the requirements of the
Fire Department.
ii. If the underground storage facility contained a regulated substance that could produce flammable
vapors at standard temperature and pressure, then the underground storage facility shall be purged of the
flammable vapors to levels that would preclude an explosion or such lower levels as may be required by
the Fire Department.
iii. The underground storage tank may be filled with a noncorrosive liquid that is not a regulated
substance. This liquid must be tested by a certified testing agency and results submitted to the Department
prior to its being removed from the underground storage facility at the end of the temporary closure
period.
iv. Except for required venting, all fill and access locations and piping shall be sealed utilizing locked caps
or concrete plugs.
v. Power service shall be disconnected from all pumps associated with the use of the underground storage
tank.
d. Modification of Monitoring Requirements: The monitoring required pursuant to the permit may be
modified or eliminated during the temporary closure period by the Department. The Department shall consider,
in making the above decision, the need to maintain monitoring in order to detect unauthorized releases that may
have occurred during the time the underground storage facility was used but that have not yet reached the
monitoring locations and been detected.
e. Inspection Required: The underground storage facility shall be inspected by the owner or operator at least
once every three (3) months to assure that the temporary closure actions are still in place. This shall include:
i. Visual inspection of all locked caps and concrete plugs.
ii. If locked caps are utilized, then at least one shall be removed to determine if any liquids or other
substances have been added to the underground storage tank or if there has been a change in the quantity
or type of liquid added pursuant to the above Section.
f. Closure Plan Required: A closure plan clearly illustrating when and how the tank will either be placed back
into service, removed from the ground, or permanently abandoned is required to be submitted to the
Department at the time of permit application.
5. Permanent Closure Requirements:
a. Applicability: The permanent closure requirements of this Section shall apply to those underground storage
facilities in which the storage of regulated substances has ceased for a period of more than three hundred sixty
five (365) days or when the owner has no intent within the next year to use the underground storage facility for
storage of regulated substances.
b. Compliance Required: Owners of underground storage facilities subject to permanent closure shall comply
with all the provisions of this Section.
c. Standards and Requirements for Removal of Tanks: An underground storage facility that is required to
be permanently closed shall have the tanks removed, per chapter 34 of the International Fire Code. Owners of
underground storage facilities proposing to permanently close the facility by removal shall comply with the
following requirements:
i. All residual liquid, solids, or sludges shall be removed.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 584/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. If the underground storage facility contained a regulated substance that could produce flammable
vapors at standard temperature and pressure, then the underground storage facility, either in part or as a
whole, shall be purged of the flammable vapors to levels that would preclude explosion or such lower
levels as may be required by the Department.
iii. When an underground storage facility or any part of an underground storage facility is to be disposed
of, the owner must document to the Department that proper disposal has been completed.
iv. An owner of an underground storage facility or any part of an underground storage facility that is
destined for a specific reuse shall identify to the Department the future underground storage facility
owner, operator, location of use, and nature of use.
v. An owner of an underground storage facility or any part of an underground storage facility that is
destined for reuse as scrap material shall identify this reuse to the Department.
d. Standards and Requirements for Abandoning Tank in Place: A tank may be abandoned and closed in
place, if it can be proven that removal of the tank could constitute a hazard to the immediate structure or
underground utilities. The closing in place is at the Fire Code Official’s approval. Owners of underground
storage facilities who propose to permanently close a facility in place with prior approval of the Fire Code
Official shall comply with the following:
i. All residual liquid, solids, or sludges shall be removed.
ii. All piping associated with the underground storage tank shall be removed and disposed of unless
removal might damage structures or other pipes that are being used and that are contained in a common
trench, in which case the piping to be closed shall be emptied of all contents and capped.
iii. The underground storage tank, except for the piping that is closed pursuant to the above subsection,
shall be completely filled with an inert solid, unless the owner intends to use the underground storage tank
for the storage of a nonregulated substance which is compatible with the previous use of the underground
storage facility.
iv. A notice shall be filed and recorded with the County Auditor, which shall describe the exact vertical
and area location of the closed underground storage facility, the regulated substance it contained, and the
closure method.
e. Demonstration to Fire Code Official: The owner of an underground storage facility being closed shall
demonstrate to the satisfaction of the Fire Code Official that no unauthorized release has occurred. This
demonstration can be based on the ongoing leak detection monitoring, groundwater monitoring, or soils
sampling performed during or immediately after closure activities. If feasible, soil samples shall be taken and
analyzed according to the following:
i. If the underground storage facility or any portion thereof is removed, then soil samples from the soils
immediately beneath the removed portions shall be taken. Sampling shall be conducted using the methods
described in the Department of Ecology’s Guidance for Remediation of Petroleum Contaminated Soils
(Document 91-30). At a minimum, a separate sample shall be taken for every two hundred (200) square
feet for underground storage tanks or every twenty (20) lineal feet of trench for piping.
ii. Methods used to analyze soil samples shall be in accordance with the Department of Ecology’s
Guidance for Remediation of Petroleum Contaminated Soils (Document 91 -30). At a minimum, soils shall
be analyzed for all constituents of the previously stored regulated substances and their breakdown or
transformation products. (Amd. Ord. 5086, 6-21-2004)
M. VARIANCES:
The Fire Code Official shall have the authority to grant variances from the specific requirements of this Section, if it
can be shown that the proposed method of installation, operation, or removal meets the intent of this Section. (Ord.
4147, 4-4-1988; Amd. Ord. 4963, 5-13-2002; Ord. 5086, 6-21-2004)
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 585/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-5-125 RESIDENTIAL RENTAL REGISTRATION AND INSPECTION PROGRAM:
A. PURPOSE:
The City Council finds that rental housing is a valuable community asset, providing homes for all income levels.
The City recognizes that quality rental housing is a partnership among owners, tenants, and the City. Additionally,
the City Council finds that there exists rental housing in the City that is below minimum building standards and
could violate RCW 59.18.060 of the Landlord-Tenant Act. As a result, to further the public health, safety, and
welfare of its citizens and the maintenance of quality rental housing in the City, the City establishes a program to
prevent and correct conditions in residential rental units that are likely to adversely affect the health, safety, and
welfare of the public. It is a purpose of this Section to encourage rental housing within the City to be actively
operated and maintained in compliance with Chapter 59.18 RCW, the Residential Landlord -Tenant Act. The City
Council further declares that this program is for the benefit of the public in general and not for the benefit of any
particular or circumscribed class of persons.
B. APPLICABILITY:
This Section applies to rental dwelling units with the following exceptions:
1. Room rental within a rental dwelling unit that is otherwise occupied by the landlord;
2. Accommodations for transient guests for which lodging tax is applicable (hotels, motels, inns, short -term rentals,
etc.);
3. Hospitals, hospice and community-care facilities, retirement or nursing homes, extended care facilities, and other
similar uses subject to State licensing requirements;
4. Rental dwelling units that a government agency or authority owns, operates, or manages, or that are specifically
exempted from municipal regulation by State or Federal law or administrative regulation. Such exemption applies
until such ownership, operation, management, or specific exemption is discontinued; and
5. Emergency or temporary shelters and transitional housing.
C. DEFINITIONS:
In construing the provisions of this Section, the following definitions shall be applied:
1. “Administrator” means the Administrator of Community and Economic Development or designee as applicable
and any other department administrator authorized by the Mayor to enforce this Section, or their designee, which
may include, but is not limited to, Code Compliance Inspector, Building Official, or other designated City official.
2. “Certificate of inspection” means a certificate made in accordance with the requirements of RCW 59.18.125 by a
qualified inspector on forms provided by or acceptable to the City that states that the landlord of the rental dwelling
unit(s) at issue has not failed to fulfill any obligation imposed under RCW 59.18.060 of the Landlord -Tenant Act.
3. “Dwelling unit” means any structure or part of a structure which is used as a residence or sleeping place by one or
more persons, including but not limited to single-family residences, a room, rooming units, units of multiplexes,
condominiums, apartment buildings, mobile homes, and other similar residential structures.
4. “Landlord” means an owner, lessor, or sublessor of a rental dwelling unit or the property on which a rental
dwelling unit is located and, in addition, means any person designated as representative of the landlord including
property managers.
5. “Landlord-Tenant Act” means the Residential Landlord-Tenant Act set forth in Chapter 59.18 RCW, as currently
enacted and hereinafter amended.
6. “Person” means an individual, group of individuals, corporation, government, governmental agency, business
trust, estate, trust, partnership, association, two (2) or more persons having a joint or common interest, or any other
legal or commercial entity.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 586/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
7. “Qualified inspector” means a United States Department of Housing and Urban Development certified inspector,
a Washington State licensed home inspector, an American Society of Home Inspectors certified inspector, a private
inspector certified by the National Association of Housing and Redevelopment Officials, the American Association
of Code Enforcement, International Code Council certified inspector, a Washington licensed structural engineer, or a
Washington licensed architect, or other comparable professional as approved by the Administrator. A landlord is not
eligible to act as a qualified inspector for the landlord’s rental dwelling unit.
8. “RCW” means Revised Code of Washington.
9. “RCW 59.18.060 of the Landlord-Tenant Act” means, for the purposes of this Section, RCW 59.18.060(1)
through (10), as currently enacted and hereinafter amended.
10. “Rental dwelling unit” means a dwelling unit that is rented or held out for rental.
11. “Rental property” means all residential dwelling units rented or leased on a single lot, or abutting lots, managed
by the same landlord.
12. “Residential rental checklist” means a statement, declaration, verification, or certificate made in accordance with
the forms provided by or acceptable to the City that each rental dwelling unit at issue complies with RCW 59.18.060
of the Landlord-Tenant Act and does not present conditions that endanger or impair health or safety.
13. “Tenant” is any person who is entitled to occupy a rental dwelling unit primarily for dwelling purposes with or
without a written rental agreement.
D. REQUIREMENTS:
1. Annual Registration, Declaration of Compliance, and Certificate of Inspection: On or before January 31st of
each year, at least one landlord of a rental dwelling unit shall submit rental registration information by means and
form directed by the Administrator, to include but not be limited to:
a. The landlord’s name and contact information;
b. The name and contact information of any person designated by the landlord as an alternate contact or as a
representative of the landlord;
c. If desired by landlord, an email or mailing address or other method of contact as approved by the Renton
Police Department for participation in the landlord notification program for notice of police activity on the
property on which a rental dwelling unit is located;
d. A residential rental checklist for each rental property that expressly identifies all of the landlord’s rental
dwelling units; and
e. A certificate of inspection dated within thirty (30) days of registration if a separate certificate of inspection
was previously required to be completed by subsection F of this Section within the preceding twelve (12)
month registration period.
2. Effect of Multiple Landlords: If a single rental dwelling unit has more than one landlord, the following applies:
a. Only one landlord is required to meet the requirements of subsection D1 of this Section; and
b. Regardless of which landlord registers the dwelling unit, all landlords of the dwelling unit are responsible for
compliance with this Section, including ensuring proper registration by at least one landlord.
3. Payment of Registration Fee: To the extent applicable, payment of any registration fees required within the City
of Renton Fee Schedule shall be paid annually by January 31st.
E. VIOLATIONS:
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 587/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Each landlord of a rental dwelling unit is responsible for the following violations:
a. Failure to comply with a requirement of this Section, of RCW 59.18.060 of the Landlord -Tenant Act, or
both;
b. Any violation of this Chapter, where such violation occurs on or pertains to property occupied by one or
more rental dwelling units, and subsection B of this Section does not except such rental dwelling units from this
Section;
c. Any violation of any other City, County, State, or Federal law or regulation relating to health or safety,
where such violation occurs on or pertains to property occupied by one or more rental dwelling units, and
subsection B of this Section does not except such rental dwelling units from this Section.
d. While not a violation under this Section, the City recognizes that reprisal or retaliatory actions by landlords
against tenants are prohibited by RCW 59.18.240(1) and that landlords “shall not take or threaten to take” such
actions based on tenants’ “[c]omplaints or reports ... to [City of Renton] concerning the failure of the landlord
to substantially comply with any code, statute, ordinance, or regulation governing the maintenance or operation
of the premises, if such condition may endanger or impair the health or safety of the tenant.” Under applicable
state law, retaliation includes, but is not limited to: (1) any act or omission done or threatened to be done as a
result of the complaint that would separately violate this Section, or (2) raising rent or terminating the tenancy
because of the complaint.
2. Except as otherwise provided in this Section, the enforcement and penalty provisions of chapters 1 -3 and 1-10
RMC apply to violations and potential violations of this Section.
3. Any landlord contesting an order of the Administrator pursuant to this Section may appeal the order within fifteen
(15) days of the decision to the Hearing Examiner pursuant to appeals process for findings of violations in RMC
1-10-5.
F. CERTIFICATE OF INSPECTION:
The Administrator may order a landlord to complete and submit a certificate of inspection within a time specified
within the order under the following circumstances:
1. When a tenant requests an inspection and the Administrator determines there is reason to believe that the landlord
has failed to fulfill an obligation imposed under RCW 59.18.060 of the Landlord -Tenant Act;
2. When the Administrator determines based upon other information and/or observation that there is a likely
violation of this Section; or
3. Pursuant to a finding of violation or other code enforcement order requiring the landlord to remedy a violation of
this Section.
G. SALE OF PROPERTY – NEW OWNER COMPLIANCE:
Where conditions exist that are in violation of RCW 59.18.060 of the Landlord-Tenant Act or this Section or both,
and there is a change of ownership or control, the new landlord will be subject to penalties and enforcement for all
ongoing violations and registration requirements.
H. PENALTIES AND ENFORCEMENT:
1. A violation of this Section, of Section RCW 59.18.060 of the Landlord -Tenant Act, or an order to complete and
submit a certificate of inspection is subject to penalties, enforcement, and appeals under chapters 1 -3 and 1-10
RMC.
2. False Reporting: Any person who knowingly submits or assists in the submission of a falsified residential rental
checklist or certificate of inspection is subject to penalties and enforcement under chapters 1 -3 and 1-10 RMC. (Ord.
5913, 2-25-2019; Ord. 6052, 12-13-2021)
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 588/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-5-130 INTERNATIONAL PROPERTY MAINTENANCE CODE:
A. INTERNATIONAL PROPERTY MAINTENANCE CODE ADOPTED:
The 2018 Edition of the International Property Maintenance Code (IPMC) is adopted as amended, added to, or
excepted in this title, and shall be applicable within the City, except Chapter 1, Scope and Administration, and
Sections 303, 307, 308, and 507, which are not adopted. The Construction Administrative Code, as set forth in RMC
4-5-060, shall be applied in place of IPMC Chapter 1, Scope and Administration. (Ord. 5710, 4 -14-2014; Ord. 5810,
7-11-2016; Ord. 6010, 1-25-2021)
B. AMENDMENTS:
The following amendments to the Code are hereby adopted:
1. Section 301.2, Responsibility, of the 2018 Edition of the IPMC, is amended to read as follows:
Responsibility: The owner of the premises shall maintain the structures and exterior property in compliance
with these requirements, except as otherwise provided for in this code. A person shall not occupy as
owner-occupant or permit another person to occupy premises which are not in a sanitary and safe condition and
which do not comply with the requirements of this section.
2. Subsection 301.3, Vacant structures and land, of the 2018 Edition of the IPMC, is deleted in its entirety and
replaced by the following:
301.3 Vacant buildings: All vacant buildings and premises thereof must comply with this Code. Vacant
buildings shall be maintained in a clean, safe, secure and sanitary condition provided herein so as not to cause a
blighting problem or otherwise adversely affect the public health, safety, or quality of life.
301.3.1 Appearance: All vacant buildings must appear to be occupied, or appear able to be occupied with little
or no repairs.
301.3.2 Security: All vacant buildings must be secured against outside entry at all times. Security shall be by
the normal building amenities such as windows and doors having adequate strength to resist intrusion. All
doors and windows must remain locked. There shall be at least one operable door into every building and into
each housing unit. Exterior walls and roofs must remain intact without holes.
301.3.2.1 Architectural (cosmetic) structural panels: Architectural structural panels may be used to secure
windows, doors, and other openings provided they are cut to fit the opening and match the characteristics of the
building. Architectural panels may be of exterior grade finished plywood or Medium Density Overlaid plywood
(MDO) that is painted to match the building exterior or covered with a reflective material such as plexi -glass.
Exception: Untreated plywood or similar structural panels may be used to secure windows, doors and other
openings for a maximum period of thirty (30) days.
301.3.2.2 Security fences: Temporary construction fencing may be used for a maximum period of thirty (30)
days as a method to secure a building from entry.
301.3.3 Weather protection: The exterior roofing and siding shall be maintained as required in section 304.
301.3.4 Fire Safety:
301.3.4.1 Fire protection systems: All fire suppression and alarms systems shall be maintained in a working
condition and inspected as required by the Fire Department.
301.3.4.2 Flammable liquids: No vacant building or premises or portion thereof shall be used for the storage
of flammable liquids or other materials that constitute a safety or fire hazard.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 589/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
301.3.4.3 Combustible materials: All debris, combustible materials, litter and garbage shall be removed from
vacant buildings, their accessory buildings and adjoining yard areas. The building and premises shall be
maintained free from such items.
301.3.4.4 Fire inspections: Periodic Fire Department inspections may be required at intervals set forth by the
Fire Chief.
301.3.5 Plumbing fixtures: Plumbing fixtures connected to an approved water system, an approved sewage
system, or an approved natural gas utility system shall be installed in accordance with applicable codes and be
maintained in sound condition and good repair or removed and the service terminated in the manner prescribed
by applicable codes.
301.3.5.1 Freeze protection: The building’s water systems shall be protected from freezing.
301.3.6 Electrical: Electrical service lines, wiring, outlets or fixtures not installed or maintained in accordance
with applicable codes shall be repaired, removed or the electrical services terminated to the building in
accordance with applicable codes.
301.3.7 Heating: Heating facilities or heating equipment in vacant buildings shall be removed, rendered
inoperable, or maintained in accordance with applicable codes.
301.3.8 Interior floors: If a hole in a floor presents a hazard, the hole shall be covered and secured with
three-quarter inch (3/4") plywood, or a material of equivalent strength, cut to overlap the hole on all sides by at
least six inches (6").
301.3.9 Termination of utilities: The code official may, by written notice to the owner and to the appropriate
water, electricity or gas utility, request that water, electricity, or gas service to a vacant building be terminated
or disconnected.
301.3.9.1 Restoration of service: If water, electricity, or gas service has been terminated or disconnected
pursuant to section 301.3.9, no one except the utility may take any action to restore the service, including an
owner or other private party requesting restoration of service until written notification is given by the code
official that service may be restored.
301.3.10 Notice to person responsible: The code official may inspect the building and premises whenever the
code official has reason to believe that a building is vacant, if there is a present danger, to exercise the City’s
community caretaking function, or where otherwise authorized by law. If the code official determines that a
vacant building violates any provision of this section, the code official shall notify in writing the owner of the
building or real property upon which the building is located, or other person responsible, of the violations and
required corrections and shall be given a time frame to comply.
301.3.10.1 Alternate requirements: The requirements and time frames of this section may be modified under
an approved Plan of Action. Within thirty (30) days of notification that a building or real property upon which
the building is located is in violation of this section, an owner may submit a written Plan of Action for the code
official to review and approve if found acceptable. A Plan of Action may allow:
1) Extended use of non-architectural panels.
2) Extended use of temporary security fencing.
3) Extended time before the demolition of a building is required.
4) For substandard conditions to exist for a specific period of time, provided the building is secured in an
approved manner. When considering a Plan of Action, the code official shall take into consideration the
magnitude of the violation and the impact to the neighborhood.
301.3.11 Enforcement: Violations of this section shall be enforced according to the provisions and procedures
of Chapter 1-10 RMC and subject to the monetary penalties contained therein.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 590/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
301.3.11.1 Abatement: A building or structure accessory thereto that remains vacant and open to entry after
the required compliance date is found and declared to be a public nuisance. The code official is hereby
authorized to summarily abate the violation by closing the building to unauthorized entry. The costs of
abatement shall be a lien against the real property and may be collected from the owner in the manner provided
by law.
301.3.11.2 Unsafe buildings and equipment: Any vacant building or equipment therein declared unsafe is
subject to the provisions of RMC 4-5-060 and the demolition provisions of RMC 4-5-060. (Ord. 6034,
11-15-2021)
3. Section 302.4, Weeds, of the 2018 Edition of the IPMC, is amended to read as follows:
Weeds: All premises and exterior property shall be maintained free from weeds or plant growth in excess of
twelve inches (12") in height on developed property or twenty -four inches (24") in height on vacant land. All
noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other
than trees or shrubs; provided, however, this term shall not include cultivated flowers and gardens.
Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a
notice of violation, they shall be subject to the provisions of Chapter 1 -10 RMC, Code Enforcement. (Ord.
6034, 11-15-2021)
4. Section 308, Rubbish and Garbage, of the 2018 Edition of the IPMC, is deleted in its entirety and replaced with a
new Section 308, Residential Outdoor Storage, which shall read as follows:
308 Residential Outdoor Storage:
308.1 Purpose: The purpose of this section is to define and regulate the outdoor storage of materials on
residential property while maintaining the character and use intended for single family residential
neighborhoods.
308.2 Allowed residential outdoor storage: For RC and R-1 zoned properties, a maximum of four hundred
(400) square feet of area may be used for outdoor storage. For R-4, R-6, and R-8 zoned properties, a maximum
of two hundred (200) square feet of area may be used for outdoor storage. For R -10 and R-14 zoned properties,
a maximum of one hundred feet (100') of area may be used for outdoor storage. Outdoor storage in excess of
the above requirements is not permitted in the City of Renton.
308.3 Prohibited areas for outdoor storage: Outdoor storage is prohibited on residentially zoned property in
the following areas:
Front yards
Side yards
Slopes greater than fifteen percent (15%)
Designated open spaces or restricted areas
Critical areas, including wetland, streams and associated buffer areas
308.4 Emergency access: Outdoor storage areas shall not prevent emergency access to the residential structure
or any other building.
308.5 Business related storage: Materials stored outdoors on residentially zoned properties shall not be owned
by or used in any business or industry including a home occupation business.
308.6 Height limitations: Materials stored outdoors on residentially zoned properties shall be neatly stacked
and not exceed a height of six feet (6'). Tarps may not be utilized for cover outdoor storage.
Renton Municipal Code
Chapter 5 BUILDING AND FIRE PREVENTION
STANDARDS
Page 591/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
308.7 Firewood: Firewood must be split, neatly stacked, and intended for use on the premises on which it is
stored. Tarps may be used to cover firewood.
308.8 Membrane structures: Membrane structures are considered outdoor storage, and subject to the location
restrictions in section 308.3. Such structures shall not exceed two hundred (200) square feet in area. Membrane
structures shall be immediately removed or repaired in the event of disrepair or in the event of damage caused
by weather, fire, collision, accident, or other forms of damage. Tarps and makeshift covers are prohibited for
this use.
308.9 Prohibited materials: Shipping containers and other similar storage units do not qualify as accessory
buildings on residentially zoned properties, and are prohibited. Hazardous materials are also prohibited for
outdoor storage on residentially zoned properties. (Ord. 5710, 4 -14-2014; Ord. 5917, 12-10-2018; Ord. 6010,
1-25-2021)
C. COPY ON FILE:
At least one (1) copy of the adopted edition of the International Property Maintenance Code shall be on file in the
office of the City Clerk. (Ord. 5549, 8-9-2010; Ord. 6010, 1-25-2021)
4-5-140 APPEALS:
Appeals shall be filed as stipulated in RMC 4-8-110. (Ord. 4147, 4-4-1988; Amd. Ord. 4722, 5-11-1998; Ord. 4963,
5-13-2002; Ord. 5549, 8-9-2010. Formerly 4-5-130.)
4-5-150 VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Chapter are misdemeanors, subject to RMC 1 -3-1. (Ord. 4147,
4-4-1988; Amd. Ord. 4722, 5-11-1998; Ord. 4856, 8-21-2000; Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005; Ord.
5549, 8-9-2010; Ord. 5555, 10-11-2010; Ord. 5831, 1-23-2017. Formerly 4-5-140.)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 592/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 6
STREET AND UTILITY STANDARDS
CHAPTER GUIDE: The development-related requirements for water, sewer, storm drainage and street construction
are contained in chapter 4-6 RMC. Fee-related information for developers and builders (i.e., utility fees, including
system charges) is found in chapter 4-1 RMC. Permit application submittal and review requirements (e.g., public
works permits, etc.) are located in chapter 4-8 RMC. Non-development-related utility and street regulations (e.g.,
monthly stormwater service fees or garbage collection procedures, and others) are found in RMC Title 8 or 9.
This Chapter last amended by Ord. 6074, July 18, 2022.
4-6-010 GENERAL STANDARDS APPLICABLE TO DEVELOPER EXTENSIONS TO THE UTILITY
SYSTEM
4-6-020 CROSS CONNECTION CONTROL STANDARDS
4-6-030 DRAINAGE AND WATER QUALITY (SURFACE WATER) STANDARDS
4-6-040 SANITARY SEWER STANDARDS
4-6-050 STREET PLAN ADOPTED
4-6-060 STREET STANDARDS
4-6-070 TRANSPORTATION CONCURRENCY REQUIREMENTS
4-6-080 WATER SERVICE STANDARDS
4-6-090 UTILITY LINES – UNDERGROUND INSTALLATION
4-6-100 DEFINITIONS OF TERMS USED IN THIS CHAPTER
4-6-110 VIOLATIONS OF THIS CHAPTER AND PENALTIES
4-6-010 GENERAL STANDARDS APPLICABLE TO DEVELOPER EXTENSIONS TO THE UTILITY
SYSTEM:
A. CONDITIONS AND STANDARDS FOR CONSTRUCTING UTILITY EXTENSIONS:
The City’s Utility Division shall publish from time to time a “Conditions and Standards for Constructing Utility
Developer Extensions”. All developer extensions shall abide and fully comply with said Standards. From time to
time these Standards shall be updated in accordance with the “Standard Specifications for Municipal Public Works
Construction of the American Public Works Association”, “Recommended Standards for Sewage Work”, the
American Water Works Association (AWWA) Standards, Insurance Services Office (ISO) requirements, the
American Public Works Association (APWA) Standards and with prevailing good practices relative to such
extension and installations. (Ord. 3056, 8-9-1976 and Ord. 3055, 8-9-1976, eff. 7-1-1976)
B. MAINS TO EXTEND FULL WIDTH OF PROPERTY:
All extensions shall extend to and across the full width of the property served with water and sewer. No property
shall be served with City water or sewer unless the main is extended to the extreme boundary limit of said property
line extending full length of the front footage of said property. (Ord. 2849, 5 -13-1974)
1. Special Exception for Sanitary Sewer Extensions: All installations shall extend to and across the full width of
the property served with sanitary sewer except when it is shown by engineering methods, to the satisfaction of the
wastewater utility, that future extension of the sewer main is not possible or necessary. If an exemption is granted,
the property owner is not relieved of the responsibility to extend the main and shall execute a covenant agreeing to
participate in an extension if, in the future, the wastewater utility determines that it is necessary. (Ord. 4343,
2-3-1992)
C. OVERSIZING OF UTILITIES AND REIMBURSEMENT BY CITY:
If it has been determined that it would be to the best interests of the City and the general locality to be benefited
thereby to install a larger size main than one then needed or considered by the applicant, owners or developers
immediately abutting upon the street, alley or easement in which such a main is to be placed, then the City may, at
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 593/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
its discretion, require the installation of such a larger sized main in which case the City shall pay the increased
difference in cost between the installation cost of the similar main and of the larger main. (Ord. 2849, 5 -13-1974)
Any party required to oversize utilities may request that utility participate in the cost of the project. (Ord. 4506,
4-10-1995 and Ord. 4415, 8-16-1993; Ord. 5907, 12-10-2018)
4-6-020 CROSS CONNECTION CONTROL STANDARDS:
A. PURPOSE:
1. National standards of safe drinking water have been established. The City, as a water purveyor, has the primary
responsibility for preventing water from unapproved sources, or any other substances, from entering the public
potable water system. (Ord. 4312, 5-13-1991)
2. This Section is to protect the health of the water consumer and the potability of the water in the distribution
system. This is accomplished by eliminating or controlling all actual (direct) and potential (indirect) cross
connections between potable and nonpotable systems through the use of approved backflow prevention assemblies.
B. APPLICABILITY:
This Chapter applies throughout the water service area of the City. It applies to all systems installed prior to or after
its enactment. Therefore, anyone wanting or using water from the City is responsible for compliance with these
regulations and shall be strictly liable for all damage incurred as a result of failure to comply with the express terms
and provisions contained herein.
C. AUTHORITY:
The Public Works Administrator will administer the provisions of the Chapter. The Administrator will designate
cross connection specialists and propound all needful rules and regulations to implement these provisions. The
Water Utility Section of the Utility Systems Division will be responsible for monitoring and inspecting all existing
cross connection assemblies and for keeping all records generated by the cross connection control program. The
Plan Review Section of the Development Services Division of the Department of Community and Economic
Development will be responsible for reviewing all new and revised plans for cross connections. (Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
D. INSTALLATION OF BACKFLOW PREVENTION ASSEMBLIES:
Backflow prevention assemblies required by this Chapter must be installed so as to be readily accessible for
maintenance and testing. All assemblies shall be connected at the meter, the property line when meters are not used,
or within any premises where, in the judgment of the City Cross Connection Control Specialist, the nature and
extent of activity on the premises or the materials used or stored on the premises could present a health hazard
should a cross connection occur. This includes:
1. Premises having an auxiliary water supply.
2. Premises having internal cross connections that are not correctable, or intricate plumbing arrangements which
make it impractical to ascertain whether or not cross connections exist.
3. Premises where entry is restricted so that inspections for cross connections cannot be made with sufficient
frequency or at sufficient short notice to assure that cross connections do not exist.
4. Premises having a repeated history of cross connections being established or re -established.
5. Premises on which any substance is handled under pressure so as to permit entry into the public water system, or
where a cross connection could reasonably be expected to occur. This includes the handling of process waters and
cooling waters.
6. Premises where materials of a toxic or hazardous nature are handled such that if backsiphonage should occur, a
health hazard may result.
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 594/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
7. Hospitals, mortuaries, clinics.
8. Laboratories.
9. Piers and docks.
10. Sewage treatment plants.
11. Food or beverage processing plants.
12. Chemical plants using a water process.
13. Metal plating industries.
14. Petroleum processing or storage plants.
15. Radioactive material processing plants or nuclear reactors.
16. Car washes.
17. Process waters or cooling towers.
18. Fire sprinkler systems.
19. Irrigation systems.
20. Solar hot water systems.
21. Others specified by the Administrator. (Ord. 5676, 12-3-2012)
E. TYPES OF BACKFLOW PREVENTION ASSEMBLIES REQUIRED:
Specific types of backflow prevention assemblies are required in the following conditions:
1. An air-gap separation or reduced principle backflow prevention assembly shall be installed where the water
supply may be contaminated by industrial waste of a toxic nature or any other contaminant which would cause a
health or system hazard.
2. An air gap must be used between a potable water supply and sewer connected wastes.
3. Lawn sprinkler or irrigation systems, which are supplied by City water only, shall be required to have a pressure
vacuum breaker. If such system contains an auxiliary pump or is subject to chemical additives a double -check valve
assembly, air-gap separation or a reduced pressure principle backflow prevention assembly will be required.
F. RESPONSIBILITIES OF OWNER AND UTILITY:
1. Water Utilities Section:
a. The Water Utilities Section will perform evaluations and inspections of plans/or premises of all existing
facilities and inform the owner, by letter, of any corrective action deemed necessary, the method of achieving
the correction and the time allowed for the correction to be made.
b. The Water Utilities Section shall insure that all backflow prevention assemblies are tested annually to insure
satisfactory operation.
c. The Water Utilities Section shall inform the owner, by letter, of any failure to comply by the time of the first
reinspection. An additional fifteen (15) days will be allowed for the correction. In the event the owner fails to
comply with the necessary correction by the time of the second reinspection, the Water Utilities Section will
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 595/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
inform the owner, by letter, that the water service to the owner’s premises will be terminated within a period
not to exceed five (5) days.
d. If the Water Utilities Section determines at any time that a serious threat to the public health exists, the water
service will be terminated immediately and without notice.
2. Plan Review Section: On new installations the Plan Review Section will provide on-site evaluation and/or
inspection of plans in order to determine if cross connections exist and what type of backflow preventer, if any, will
be required before a water meter permit can be issued.
3. Owner:
a. The owner shall be responsible for the elimination or protection of all cross connections on his property.
b. The owner, whether notified by the City or not, shall at his expense install, maintain and have tested by a
certified tester any and all backflow preventers on his premises.
c. The owner shall return to the City the assembly test reports within thirty (30) days after receipt of the yearly
test notification.
d. The owner shall inform the Water Utilities Section of any proposed or modified cross connections.
e. Owners who cannot shut down operation for testing of assemblies must provide bypass piping with an
additional backflow assembly at their expense.
f. The owner shall only install backflow preventers which are approved by the Washington State Department of
Health.
g. The owner shall install backflow preventers only in a manner approved by the Washington State Department
of Health.
h. The owner may be required to install a backflow preventer at the service entrance if a private water source is
maintained on his premises, even if it is not cross connected to the City’s system.
i. Failure of the owner to cooperate in the installation, maintenance, repair, inspection and testing of backflow
preventers required by this Section shall be grounds for the termination of water service or the requirements of
an air-gap separation.
G. ANNUAL INSPECTION AND TESTING REQUIREMENTS:
All reduced pressure principle backflow assemblies, double check valve assemblies, pressure vacuum breaker
assemblies and air gaps installed in lieu of a backflow preventer shall be inspected and tested annually, or more
often when successive inspections indicate failure. All inspections and testing will be performed by a certified tester.
The test reports shall be returned to the City within thirty (30) days after receipt of the yearly test notification. (Ord.
4312, 5-13-1991)
4-6-030 DRAINAGE AND WATER QUALITY (SURFACE WATER) STANDARDS:
A. PURPOSE:
1. The purpose of this Section is to preserve the City’s watercourses by minimizing water quality degradation from
siltation, sedimentation and pollution of creeks, streams, rivers, lakes and other bodies of water, protect property
from increased runoff rates, and to ensure public safety.
2. It shall also be the purpose of this Section to reduce flooding, erosion, and sedimentation; prevent and mitigate
habitat loss; enhance groundwater recharge; and prevent water quality degradation through permit review,
construction inspection, enforcement, maintenance of drainage facilities/systems, and stormwater pollution source
control.
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 596/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. It shall also be the purpose of this Section to regulate the Municipal Separate Storm Sewer System (MS4)
regarding the contribution of pollutants, consisting of any material other than stormwater, including but not limited
to illicit discharges, illicit connections and/or dumping into any storm drain system, including surface and/or
groundwater throughout the City that would adversely impact surface and groundwater quality of the City and the
State of Washington, in order to comply with Clean Water Act obligations under RCW 90.48.260, designating the
Washington State Department of Ecology (“Ecology”) as the state water pollution control agency for the Federal
Clean Water Act (33 U.S.C. Section 1251 et seq.), and requirements of the National Pollutants Discharge
Elimination System (NPDES) Phase II Municipal Stormwater Permit.
4. It shall also be the purpose of this Section to protect the quality of the City’s watercourses from the discharge of
contaminants and the adverse impacts of stormwater runoff, by controlling pollutants at the source of discharge.
5. It shall also be the purpose of this Section to create attractive and functional drainage facilities that do not reduce
public safety. (Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015)
B. ADMINISTERING AND ENFORCING AUTHORITY:
The Administrator of the Public Works Department or their designated representative(s) (“Public Works
Administrator”) is responsible for the general administration and coordination of this Section. The Community and
Economic Development Department (“Department”) is responsible for development permit administration which
includes review and inspection as it pertains to this Section. All provisions of this Section shall be enforced by the
Public Works Administrator. (Ord. 5526, 2 -1-2010)
C. ADOPTION OF SURFACE WATER DESIGN MANUAL:
The Surface Water Design Manual, as it exists or may be amended, is adopted by reference by the City of Renton
for consistency with the current version of the King County Surface Water Design Manual. The Surface Water
Design Manual shall be filed with the City Clerk and available for viewing on the City’s website. (Ord. 5526,
2-1-2010; Ord. 5749, 1-12-2015; Ord. 5828, 12-12-2016; Ord. 6049, 12-13-2021; Ord. 6070, 6-13-2022)
D. DRAINAGE REVIEW APPLICABILITY:
Drainage review is required when a proposed project is subject to a City of Renton development permit or approval
or is required as determined by the provisions of the Surface Water Design Manual. (Ord. 5526, 2 -1-2010; Ord.
5676, 12-3-2012; Ord. 5828, 12-12-2016)
E. DRAINAGE REVIEW TYPES AND REQUIREMENTS:
1. Scope of Review: The drainage review for any proposed project shall be scaled to the scope of the project’s size,
type of development and potential for stormwater impacts to the surface water and groundwater to facilitate the
preparation and review of project applications. If drainage review for a proposed project is required, the City shall
determine which of the following drainage reviews apply as specified in the Surface Water Design Manual:
a. Simplified drainage review (also known as small project drainage review);
b. Targeted drainage review;
c. Directed drainage review;
d. Full drainage review;
e. Large project drainage review.
2. Core Requirements: A proposed project required to have drainage review must meet each of the following core
requirements which are described in detail in the Surface Water Design Manual. Projects subject only to small
project drainage review (also known as residential building permit drainage review) that meet the small project
drainage requirements specified in the Surface Water Design Manual, including flow control best management
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 597/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
practices, erosion and sediment control measures, and drainage plan submittal requirements are deemed to comply
with the following core requirements:
a. Core Requirement No. 1: discharge at the natural location;
b. Core Requirement No. 2: off-site analysis;
c. Core Requirement No. 3: flow control facilities;
d. Core Requirement No. 4: conveyance system;
e. Core Requirement No. 5: construction stormwater pollution prevention;
f. Core Requirement No. 6: maintenance and operations;
g. Core Requirement No. 7: financial guarantees and liability;
h. Core Requirement No. 8: water quality facilities; and
i. Core Requirement No. 9: on-site BMPs.
3. Special Requirements: A proposed project required to have drainage review shall meet any of the following
special requirements which apply to the site and which are described in detail in the Surface Water Design Manual.
The City shall verify if a proposed project is subject to and must meet any of the following special requirements:
a. Special Requirement No. 1: other area-specific requirements;
b. Special Requirement No. 2: flood hazard delineation;
c. Special Requirement No. 3: flood protection facilities;
d. Special Requirement No. 4: source control;
e. Special Requirement No. 5: oil control; and
f. Special Requirement No. 6: aquifer protection area. (Ord. 5526, 2 -1-2010; Ord. 5645, 12-12-2011; Ord.
5828, 12-12-2016)
F
DRAINAGE REVIEW SUBMITTAL REQUIREMENTS:
Drainage reviews shall be submitted in accordance with the provisions of the Surface Water Design Manual.
G
DRAINAGE REVIEW AND APPROVAL OF PLAN:
1. Process: All engineering storm drainage plans and supportive calculations shall be prepared in accordance with
the Surface Water Design Manual, and submitted to the Department for review and approval in connection with the
associated development permits.
2. Fees: Fees shall be as listed in the City of Renton Fee Schedule on file with the City Clerk’s Office.
3. Additional Information: The permit application shall be supplemented by any plans, specifications, or other
information considered pertinent in the judgment of the Department.
4. Tests: Whenever there is insufficient evidence of compliance with any of the provisions of this Section or Code,
or evidence that any material or construction does not conform to the requirements of this Section or Code, the
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 598/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Public Works Administrator or designee may require tests as proof of compliance to be made at no expense to the
City. Test methods shall be as specified by this Section or Code or by other test standards such as American Society
of Testing and Materials (ASTM), American Public Works Association (APWA) specifications and standards, or
compliant with requirements of the Surface Water Design Manual. If there are no recognized and accepted test
methods to address compliance, the Public Works Administrator or designee shall determine test procedures.
Suitable performance of the method or material may be evidence of compliance meeting the testing requirement.
H. CREATION OF TRACTS AND/OR EASEMENTS:
1. Method of Creation for City-Maintained Facility: Method of creation for City-maintained facility shall be
consistent with the provisions of the Surface Water Design Manual.
a. Covenants, Conditions, and Restrictions: Covenants, conditions, and restrictions, which are approved by
the Department, shall be recorded with the King County Recorder’s Office prior to or concurrent with
recording the plat. The applicant shall provide a copy of the recorded document. These covenants shall specify,
at a minimum, the following:
i. Ownership, maintenance, and repair for the commonly owned tract, landscaping, and facilities
(excluding maintenance of the drainage facilities); and
ii. No modification of the tract or landscaping within the tract shall be allowed without the Department’s
prior written approval.
iii. These covenants shall be irrevocable and binding on all the property owners, including their assigns,
heirs, and successors.
b. Stormwater Easement: A stormwater easement shall be granted and conveyed to the City of Renton for the
purpose of conveying, storing, managing, and facilitating storm and surface water. The easement shall grant the
City the right to enter said stormwater easement for the purpose of inspecting, operating, maintaining,
improving, and repairing the drainage facilities in the stormwater tract.
2. Method of Creation for Privately Maintained Facility: Method of creation for privately maintained facilities
shall be consistent with the provisions of the Surface Water Design Manual.
3. Transfer or Assumption of Facility Maintenance From Private Party to the City of Renton: As determined
by City policy and procedures, the City may transfer or assume maintenance of the drainage facilities located within
either an easement to the City or within a tract owned by a private party in ownership together with an easement to
the City. See subsections M (Maintenance of Drainage Facilities) and N (City Assumption of Maintenance of
Subdivision Facilities) of this Section for supplemental information.
I. ADDITIONAL REQUIREMENTS FOR FENCING AND LANDSCAPING:
1. Landscaping: Landscaping of drainage facilities shall be required, consistent with the provisions of the Surface
Water Design Manual, and in compliance with requirements of RMC 4 -4-070F8, Storm Drainage Facilities.
2. Fencing around New or Expanded Storm Drainage Ponds and Signage Required: Fencing around new or
expanded storm drainage ponds shall be consistent with the provisions of the Surface Water Design Manual.
3. Maintenance of Existing Facilities Required: Owners of existing drainage facilities not maintained by the City
are required to continue to maintain existing landscaping and fencing. Replacement of deteriorated fencing and
failed plantings is required.
J. ADOPTION OF STORMWATER POLLUTION PREVENTION MANUAL:
The July 2021 King County Stormwater Pollution Prevention Manual, hereby referred to as the “Stormwater
Pollution Prevention Manual,” is hereby adopted by reference. One copy of the manual shall be filed with the City
Clerk. (Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015; Ord. 5828, 12-12-2016; Ord. 6070, 6-13-2022)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 599/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
K. STORMWATER POLLUTION SOURCE CONTROL AND DISCHARGE PROHIBITION:
1. Prohibition of Illicit Discharge: Materials, whether solids or liquids, other than surface water and stormwater
shall not be spilled, leaked, emitted, discharged, disposed, or allowed to escape into the storm sewer and/or drain
system, surface water, groundwater, or watercourses.
a. Examples of illicit discharge include but are not limited to the following:
i. Trash, debris, or garbage;
ii. Construction materials or wastewater;
iii. Petroleum products, including but not limited to oil, gasoline, greases, fuel oil, or heating oil;
iv. Antifreeze, brake fluid, windshield cleaner, and other automotive products;
v. Metals in either particulate or dissolved form;
vi. Flammable or explosive materials or substances;
vii. Radioactive materials;
viii. Acids or batteries of any kind;
ix. Alkalis or bases;
x. Paints, stains, resins, lacquers, or varnishes;
xi. Degreasers, solvents, or chemicals used in laundries or dry cleaners;
xii. Drain cleaners;
xiii. Pesticides, herbicides, and fertilizers;
xiv. Steam cleaning wastes;
xv. Soaps, detergents, ammonias;
xvi. Swimming pool or spa cleaning wastewater and filter backwash containing water disinfectants
(chlorine, bromine, or other chemicals);
xvii. Heated water;
xviii. Domestic animal waste;
xix. Sewage;
xx. Recreational vehicle wastewater or sewage;
xxi. Animal carcasses;
xxii. Food waste;
xxiii. Bark and other fibrous material;
xxiv. Collected lawn clippings, leaves, branches, or other yard waste material;
xxv. Silt, sediment, or gravel;
xxvi. Dyes, except as stated in subsection J1bxiii of this Section;
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 600/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
xxvii. Chemicals not normally found in uncontaminated water;
xxviii. Wastewater or process water (including filtered or purified);
xxix. Any pollution or contaminant as referenced in the Stormwater Pollution Prevention Manual;
xxx. Any pollution or contaminant resulting from inadequate implementation of Source Control BMPs;
and
xxxi. Any hazardous material as defined in RMC 4-11-080, or waste not listed above, and any other
process-associated discharge except as otherwise allowed in this Section. (Ord. 5828, 12 -12-2016)
b. Allowable Discharges: The following types of discharges shall not be considered illicit discharges by this
Section unless the Public Works Administrator evaluates and determines that the type of discharge, whether
singly or in combination with others, is causing or is likely to cause significant pollution of surface water or
groundwater:
i. Diverted stream flows;
ii. Spring water;
iii. Rising groundwater;
iv. Uncontaminated groundwater infiltration (as defined in 40 CFR 35.2005(b)(20));
v. Uncontaminated pumped groundwater;
vi. Foundation and footing drains;
vii. Uncontaminated water from crawl space pumps;
viii. Air conditioning condensation;
ix. Flows from riparian habitats and wetlands;
x. Discharges from emergency firefighting activities in accordance with the Western Washington Phase II
Municipal Stormwater Permit Section S2, Authorized Discharges;
xi. Discharges specified in writing by the authorized enforcement agency as being necessary to protect
public health and safety;
xii. Irrigation water from an agricultural source that is commingled with stormwater runoff;
xiii. Storm system dye testing is allowable, but requires verbal notification during regular business hours
to the Public Works Department Surface Water Maintenance Section, or their successor entity, at least one
business day prior to the date of the test. The City is exempt from this requirement;
xiv. Non-stormwater discharges authorized by another NPDES or State Waste Discharge Permit. (Ord.
5828, 12-12-2016)
c. Conditionally Allowable Discharges: These discharges are allowed if the stated conditions are met, unless
the Public Works Administrator determines that the type of discharge, whether singly or in combination with
others, is causing or is likely to cause significant pollution to surface water or groundwater:
i. Discharges from potable water sources, including but not limited to water line flushing, hyperchlorinated
water line flushing, fire hydrant system flushing, and pipeline hydrostatic test water. Planned discharges
shall be dechlorinated to a total residual chlorine concentration of 0.1 ppm or less, pH -adjusted, if
necessary, and volumetrically and velocity controlled to prevent resuspension of sediments into the MS4;
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 601/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Discharges from lawn watering and other irrigation runoff. These discharges shall be minimized
through, at a minimum, public education activities and/or water conservation efforts;
iii. Dechlorinated swimming pool, spa, and hot tub discharges. The discharges shall be dechlorinated to a
total residual chlorine concentration of 0.1 ppm or less, pH-adjusted and reoxygenized if necessary,
volumetrically and velocity controlled to prevent resuspension of sediments in the MS4. Discharges shall
be thermally controlled to prevent an increase in temperature of the receiving water. Swimming pool
cleaning wastewater and filter backwash shall not be discharged to the MS4;
iv. Street and sidewalk wash water, water used to control dust, and routine external building washdown
that does not use detergents. The discharges shall be minimized through, at a minimum, public education
activities and/or water conservation efforts;
v. Non-stormwater discharge permitted under another NPDES permit; provided, that the discharge is in
full compliance with all requirements of the permit, waiver, or other applicable requirements and
regulations;
vi. Other non-stormwater discharges. The discharges shall be in compliance with the requirements of a
pollution prevention plan reviewed by the Public Works Administrator, which addresses control of such
discharges.
d. A person does not violate this subsection K if:
i. That person has properly designed, constructed, implemented, and is maintaining BMPs as required by
this Chapter and Section, but contaminants continue to enter surface and stormwater and underground
water;
ii. That person can demonstrate that there are no additional contaminants in discharges from the site above
the background conditions of water entering the site; or
iii. The discharge is a result of an emergency response activity or other action that must be undertaken
immediately or within a time too short to allow full compliance with this Chapter or Section in order to
avoid an imminent threat to public health or safety. The Public Works Administrator by public rule may
specify actions that qualify for this exemption in City procedures. A person undertaking emergency
response activities shall take steps to assure that the discharges resulting from such activities are
minimized. In addition, this person shall evaluate BMPs to restrict recurrence.
e. Any person who knowingly allows or permits any prohibited discharges, as set forth in this subsection K or
the Stormwater Pollution Prevention Manual, through illicit connections, dumping, spills, improper
maintenance of BMPs, or other discharges, that allow contaminants to enter surface and stormwater or
groundwater, shall be in violation of this Section.
2. Prohibition of Illicit Connections: The construction, use, maintenance, or continued existence of any connection
identified by the Public Works Administrator, that does, or is likely to, convey any pollution or contaminants or
anything not composed entirely of surface water and stormwater, directly into the MS4, is prohibited, including
without limitation existing illicit connections regardless of whether the connection was permissible under law or
practices applicable or prevailing at the time of connection. (Ord. 5676, 12 -3-2012)
3. Stormwater Pollution Source Control: BMPs described in the Stormwater Pollution Prevention Manual shall be
implemented and maintained for any business or residential activity that might result in prohibited discharges as
specified in this subsection or as determined necessary by the Public Works Administrator. In applying the
Stormwater Pollution Prevention Manual for Stormwater Pollution Source Control, the Public Works Administrator
shall first require the implementation of nonstructural source control BMPs. If these are not sufficient to prevent
contaminants from entering surface water, stormwater, or groundwater, the responsible official shall require
implementation of structural source control BMPs and/or treatment BMPs. The City will provide, upon reasonable
request, available technical assistance materials and information, and information on outside financial assistance
options to persons required to comply with this requirement.
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 602/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Remedy:
a. The person and/or property owner responsible for an illicit connection and/or illicit discharge shall initiate
and complete actions necessary to remedy the effects of such connection or discharge at no cost to the City.
b. If the person responsible for an illicit connection or illicit discharge and/or the owner of the property on
which the illicit connection or illicit discharge has occurred fails to address the illicit connection or illicit
discharge in a timely manner, the Public Works Administrator is authorized to implement abatement actions
following lawful entry upon the property. Such actions may include, but not be limited to: installation of
monitoring wells; collection and laboratory testing of water, soil, and waste samples; cleanup and disposal of
the illicit discharge, and remediation of soil and/or groundwater. The property owner and/or other person
responsible for the release of an illicit discharge shall be responsible for any costs incurred by the Public Works
Department or its authorized agents in the conduct of such remedial actions and shall be responsible for City
expenses incurred due to the illicit connection or illicit discharge, including but not limited to removal and/or
remedial actions in accordance with RMC 1-3-3, Nuisances.
c. Compliance with this subsection shall be achieved through the implementation and maintenance of BMPs
described in the Stormwater Pollution Prevention Manual. In implementing this Code Section, the Public
Works Administrator shall initially rely on education and informational assistance to gain compliance with this
subsection. Enforcement actions shall be implemented when education and technical assistance measures are
unsuccessful at protecting the public interest or when a person is found to have willfully caused stormwater
runoff to contaminate the watercourses of the City. If the Public Works Administrator determines that a
violation poses a hazard to public health, safety, or welfare, endangers any property and/or other property
owned or maintained by the City, such violation shall be addressed through immediate penalties. The Public
Works Administrator may demand immediate cessation of illicit discharges and assess penalties for violations
that are an imminent or substantial danger to the health or welfare of persons or danger to the environment.
(Ord. 5676, 12-3-2012; Ord. 5749, 1-12-2015)
5. Elimination of Illicit Connection and/or Illicit Discharge and Prevention of Stormwater Pollution:
a. Notice of Violation: Whenever the Public Works Administrator finds that a person has violated a prohibition
or failed to meet a requirement of this Section, he or she may order compliance by written notice of violation to
the property owner and/or responsible person, by first class and certified mail with return receipt requested.
Such notice may require without limitation:
i. The performance of monitoring, analyses, and reporting by the violator;
ii. The elimination of illicit connections or discharges;
iii. That violating discharges, practices, or operations shall immediately cease and desist;
iv. The abatement or remediation of stormwater pollution or contamination hazards and the restoration of
any affected property; and
v. The implementation of source control or treatment BMPs. Any person responsible for a property or
premises which is, or may be, the source of an illicit discharge, may be required to implement, at said
person’s expense, additional structural and nonstructural BMPs to prevent the further discharge of
pollutants to the municipal separate storm sewer system and/or waters of the State. These BMPs shall be
part of a stormwater pollution prevention plan (SWPP) as necessary for compliance with requirements of
the NPDES permit.
b. Requirement to Eliminate Illicit Connection: The Public Works Administrator shall send a written notice,
sent by first class and certified mail with return receipt requested, to the property owner and/or the person
responsible for the illicit connection, informing the property owner or person responsible for an illicit
connection to the MS4 that the connection must be terminated by a specified date.
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 603/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Requirement to Eliminate Illicit Discharges: The Public Works Administrator shall send a written notice,
sent by first class and certified mail with return receipt requested, to the property owner and/or the person
responsible for the illicit discharge, informing the property owner or person responsible for an illicit discharge
to the MS4, whether it be surface water and/or groundwater, that the discharge must be terminated by a
specified date.
d. Requirement to Implement Source Control BMPs: If education and outreach measures are unsuccessful
in resulting in the implementation of source control BMPs for a business or residential activity that might result
in prohibited discharges, the Public Works Administrator shall send a written notice, sent by first class and
certified mail with return receipt requested, to the property owner and/or the person responsible for
implementing source control BMPs, informing the property owner or person responsible for implementation of
source control BMPs that the source control BMPs must be implemented by a specified date.
e. Sample and Analysis: When the Public Works Administrator has reason to believe that an illicit connection
is resulting in an illicit discharge, the Public Works Administrator may sample and analyze the discharge and
recover the cost of such sampling and analysis from the property owner or person responsible for such illicit
connection or discharge pursuant to RMC 1-3-3, as now or as hereafter may be amended, and require the
person permitting or maintaining the illicit connection and/or discharge to conduct ongoing monitoring at that
person’s expense.
f. Right of Appeal From Administrative Decision: Any person aggrieved by an administrative decision of the
Public Works Administrator may appeal such decision pursuant to RMC 4 -8-110.
g. Any illicit connection and/or illicit discharge as set forth in this Section or the Stormwater Pollution
Prevention Manual is hereby declared to be a nuisance pursuant to RMC 1 -3-3, and as defined in RMC
1-3-3B19. (Ord. 5676, 12-3-2012)
6. Reporting Requirements:
a. In the event of an illicit discharge or spill of hazardous material into the stormwater drainage system or
waters of the City, State of Washington, or United States, said person with knowledge thereof shall
immediately notify the emergency dispatch services (911).
b. In the event of an illicit discharge of nonhazardous material into the stormwater drainage system or waters of
the City, State of Washington, or United States, said person with knowledge thereof shall immediately
notify/report the Public Works Department Surface Water Maintenance Section.
7. Record Retention Required: All persons subject to the provisions of this Section shall retain and preserve for no
less than five (5) years any records, books, documents, memoranda, reports, correspondence, and any and all
summaries relating to operation, maintenance, monitoring, sampling, remedial actions, and chemical analysis made
by or on behalf of a person in connection with any illicit connection or illicit discharge. All records which pertain to
matters which are the subject of administrative or any other enforcement or litigation activities brought by the City
pursuant to this Code shall be retained and preserved by the person until all enforcement activities have concluded
and all periods of limitation with respect to any and all appeals have expired. (Ord. 5526, 2 -1-2010; Ord. 5749,
1-12-2015; Ord. 5828, 12-12-2016; Ord. 5873, 1-8-2018)
8. Limitations of Liability: The primary obligation of compliance with this subsection is placed upon the person
holding title to the property. Nothing contained in this Chapter is intended to be or shall be construed to create or
form a basis for liability for the City, its officers, employees, or agents for any injury or damage resulting from the
failure of the person holding title to the property to comply with the provisions of this subsection, or by reason or in
consequence of any act or omission in connection with the implementation or enforcement of this subsection by the
City, its officers, employees, or agents.
L. BONDS AND LIABILITY INSURANCE:
Required bonds and liability insurance shall be consistent with the provisions of the Surface Water Design Manual.
(Ord. 5526, 2-1-2010; Ord. 5645, 12-12-2011; Ord. 5749, 1-12-2015)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 604/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
M. MAINTENANCE OF DRAINAGE FACILITIES:
1. Drainage Facilities Accepted by the City of Renton for Maintenance:
a. Responsibility for Maintenance of Accepted Facilities: The City of Renton is responsible for maintenance,
including performance and operation of drainage facilities that have formally been accepted by the Public
Works Administrator. The City will also maintain any chain link fence surrounding accepted drainage facilities
if the fencing is required per subsection I of this Section. All landscaped areas, wooden fencing, or fencing
constructed for a purpose other than safety within the tract must be maintained by the owner(s) of the tract.
b. City Assumption of Maintenance Responsibility for Existing Facilities: The City of Renton may assume
maintenance of privately maintained drainage facilities, including the perimeter fencing, after the expiration of
the two (2) year maintenance period in connection with the subdivision of land if the following conditions have
been met:
i. All of the requirements of subsection E of this Section have been fully complied with;
ii. The facilities have been inspected by the Public Works Administrator and any defects or repairs have
been corrected and approved by the Department prior to the end of the two (2) year maintenance period;
iii. All necessary easements entitling the City to properly maintain the facility have been conveyed to the
City;
iv. The facility is constructed on a plat with public streets and located on tracts or easements dedicated to
the City; and
v. It is recommended by the Public Works Administrator and concurred in by the City Council that said
assumption of maintenance would be in the best interests of the City.
c. Facilities Not Eligible for Transfer of Maintenance Responsibility: A drainage facility which does not
meet the criteria of this subsection shall remain the responsibility of the applicant required to construct the
facility and persons holding title to the property for which the facility was required.
2. Drainage Facilities Not Accepted by the City for Maintenance:
a. The person or persons holding title to the property and the applicant required to construct a drainage facility
shall remain responsible for the facility’s continual performance, operation, and maintenance in accordance
with the standards and requirements of the Surface Water Design Manual and remain responsible for any
liability as a result of these duties. This responsibility includes maintenance of a drainage facility which is:
i. Under a two (2) year maintenance bond period;
ii. Serving a private road;
iii. Located within and serving only one single-family residential lot;
iv. Located within and serving a multi-family, commercial site, industrial, or mixed use property site; or
v. Not otherwise accepted by the City for maintenance.
b. A Declaration of Covenant as specified in the Surface Water Design Manual shall be recorded. The
restrictions set forth in such covenant shall include, but not be limited to, provisions for notice to the persons
holding title to the property of a City determination that maintenance and/or repairs are necessary to the facility
and a reasonable time limit in which such work is to be completed.
i. In the event that the titleholders do not effect such maintenance and/or repairs, the City may perform
such work upon due notice. The titleholders are required to reimburse the City for any such work, with
interest and including the cost of labor, benefits, materials, time, and any other related costs or fees, which
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 605/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
shall be considered incurred expenses for the purposes of Chapter 1-3 RMC (Remedies and Penalties).
The restrictions set forth in such covenant shall be included in any instrument of conveyance of the subject
property and shall be recorded with the King County Recorder’s Office.
ii. The City may enforce the restrictions set forth in the Declaration of Covenant provided in the Surface
Water Design Manual.
3. Separate Conveyance System Required for Off-Site Drainage: Drainage structures, such as vaults or ponds,
must be located within a dedicated tract. Off-site areas that naturally drain onto the project site must be intercepted
at the natural drainage course within the project site and conveyed in a separate conveyance system and must bypass
on-site stormwater facilities. Separate conveyance systems that intercept off -site runoff and are located on private
property must be located in a drainage easement that may be dedicated to the City if the City deems it appropriate.
(Ord. 5745, 1-12-2015)
4. Maintenance of Landscaping and Other Improvements Located in the Drainage Facility/Landscaping
Tract: The owner(s) of the tract shall maintain the landscaping and other improvements installed within the tract.
All improvements to the drainage facility/landscaping tract, including landscaping, shall require the submittal of a
landscape and/or recreation plan approved by the City.
5. Other Cases: Where not specifically defined in this subsection, the responsibility for performance, operation, and
maintenance of drainage facilities and conveyance systems shall be determined by the Public Works Administrator
on a case-by-case basis. (Ord. 5526, 2-1-2010; Ord. 5645, 12-12-2011; Ord. 5749, 1-12-2015)
N. CITY ASSUMPTION OF MAINTENANCE OF SUBDIVISION FACILITIES:
The City may assume maintenance of subdivision drainage facilities with public streets, after inspection, approval,
and acknowledgment of the proper posting of bonds specified in subsection L of this Section. In order for the City to
assume such maintenance, the person who constructed and/or received approval to construct drainage facilities
pursuant to this Section must reassess the facilities and/or plans so constructed and/or approved and demonstrate, to
the Public Works Administrator’s satisfaction, compliance with all requirements of this Section. (Ord. 5526,
2-1-2010; Ord. 5749, 1-12-2015)
O. INSPECTION, INVESTIGATION, AND SAMPLING:
The Public Works Administrator may lawfully enter property to inspect drainage facilities and conduct or direct
on-site source control inspections at institutional, commercial, and industrial properties with pollutant -generating
activities pursuant to RCW 90.48.090.
1. The Public Works Administrator shall be permitted to lawfully enter and inspect sites subject to regulation under
this Chapter to determine compliance with the requirements of the regulations at all reasonable hours for the purpose
of inspections, samplings, or records examination. The Public Works Administrator shall have the right to set up on
the property necessary devices to conduct sampling, inspection, compliance monitoring, and/or metering actions in
support of compliance inspections.
2. If the premises or portion thereof is occupied, the Public Works Administrator shall make a reasonable effort to
locate the owner or other person having charge or control of the premises or portion thereof and seek entry. Proper
ingress and egress shall be provided to the Public Works Administrator.
3. The Public Works Administrator shall notify the responsible party in writing of failure to comply with this access
requirement. The responsible party shall respond and comply with a lawful request for entry within seven (7) days
from the receipt of notification. The Public Works Administrator may use all legal means to order the work required
completed or otherwise address the cause of improper access including, but not limited to, performing emergency
work or obtaining a warrant of abatement. The obligation for the payment of all costs that may be incurred or
expended by the City in causing the work to be done shall thereby be imposed on the person holding title to the
subject property.
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 606/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. If the responsible party fails to maintain the facilities, prevent pollution of stormwater, or implement source
control best management practices, the Public Works Administrator may take such actions as may be required to
enforce the provisions of this section.
5. Within thirty (30) days of receiving an inspection report from the City, the property owner or operator shall file
with the City a plan and time schedule to implement any required modifications to the site or to the monitoring plan
needed to achieve compliance with the intent of this section. This plan and time schedule shall also implement all of
the requirements of the City. (Ord. 5828, 12 -12-2016)
P. ADJUSTMENT:
Adjustments shall be consistent with the provisions of the Surface Water Design Manual. (Ord. 5526, 2 -1-2010;
Ord. 5749, 1-12-2015; Ord. 5828, 12-12-2016)
Q. VARIANCE:
If complying with the Surface Water Design Manual will deny all reasonable use of a property, a variance to the
requirements in the Surface Water Design Manual may be requested in accordance with the variance process defined
in RMC 4-9-250. (Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015; Ord. 5828, 12-12-2016)
R. SEVERABILITY:
If any provision, subsection, sentence, clause, or phrase of this Section or the application thereof to any person or
circumstances is held invalid, the remaining portions of this Section and the application of such provisions to other
persons or circumstances shall not be affected thereby. (Ord. 5526, 2 -1-2010; Ord. 5749, 1-12-2015; Ord. 5828,
12-12-2016)
S. VIOLATIONS OF THIS SECTION AND PENALTIES:
A violation of any of the provisions of this Section shall be a civil infraction pursuant to Chapter 1 -10 RMC.
(Ord. 3174, 11-21-1977; Ord. 4269, 5-21-1990; Ord. 4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord. 4722, 5-11-1998;
Ord. 4740, 7-19-1999; Ord. 4851, 8-7-2000; Ord. 5132, 4-4-2005; Ord. 5153, 9-26-2005; Ord. 5159, 10-17-2005;
Ord. 5450, 3-2-2009; Ord. 5478, 8-3-2009; Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015; Ord. 5828, 12-12-2016;
Ord. 6034, 11-15-2021; Ord. 6074, 7-18-2022)
4-6-040 SANITARY SEWER STANDARDS:
A. CONNECTION TO CITY SEWER REQUIRED:
The owner of each house, building or property used for human occupancy, employment, recreation or other purpose,
situated within the City and abutting on any street, alley or right-of-way in which there is now located or may in the
future be located a public sanitary or combined sewer of the City which said public sewer is within three hundred
thirty feet (330') of the property line and which has been determined to be a health hazard by the City or the
Seattle-King County Health Department, or its successor agencies, or which has participated and been included in a
local improvement district, is hereby required at the owner’s expense to install suitable toilet facilities therein and to
connect such facilities directly with the proper public sewer in accordance with the provisions of this Chapter,
within ninety (90) days after the date of official notice to do so.
1. Exception for Connection to Private Sewage System: Where a public sanitary or combined sewer is not
available under the provisions of this Chapter, the building sewer shall be connected to a private sewage disposal
system complying with the provisions of this Section. (Ord. 4343, 2 -3-1992)
B. RESPONSIBILITY FOR SEWER MANAGEMENT FACILITIES:
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 607/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Any facility improvements identified by the current adopted long -range wastewater management plan
(comprehensive sewer system plan) that are not installed or in the process of being installed must be constructed by
the property owner(s) or developer(s) desiring service. (Ord. 4343, 2 -3-1992)
C. SERVICE OUTSIDE OF CITY:
1. Sewer service to properties outside the City’s corporate limits will not be permitted except under the following
conditions:
a. Public Entity: The applicant is a municipal or quasi-municipal corporation including a school, hospital or
fire district, County of King or similar public entity; or
b. Necessary Service: Service is necessary to convert from a failed or failing septic system or the area has been
defined by the Seattle-King County Health Department as a health concern area; or
c. Vested Service: Those properties for which the City has granted a valid sewer availability certificate prior to
the effective date of the ordinance codified in this subsection and the project has a current vested right to build;
or
d. In the City’s Sewer Service Area, Existing Legal Lot(s) Desiring to Construct One Single -Family
Residence or Connect One Existing Single-Family Residence: The Administration may approve the
connection of one existing single-family residence on an existing legal lot.
2. Potential Annexation Area: The owner(s) of property in Renton’s Potential Annexation Area shall, prior to
connecting to the sewer, execute a covenant running with the land by which the owners, their heirs, successors, or
assigns are obligated to affirmatively support any legal and constitutional method of annexation.
3. Rates: The rates to such special users shall be as stipulated in RMC 8 -5-15. (Ord. 4467, 8-22-1994; Amd. Ord.
4677, 8-4-1997; Ord. 4907, 6-4-2001; Ord. 4969, 6-3-2002; Ord. 4981, 8-5-2002; Ord. 5002, 2-10-2003; Ord. 5123,
1-3-2005; Ord. 5391, 6-16-2008)
D. USE OF SEPTIC TANKS, PRIVIES OR CESSPOOLS:
Except as hereinafter provided, it shall be unlawful to construct or maintain any privy, privy vault, septic tank,
cesspool, or other facility intended or used for the disposal of sewage. (Ord. 2173, 8 -16-1965)
E. PERMIT REQUIRED FOR CONNECTION TO CITY SEWER:
No unauthorized person shall uncover, make any connections with or openings into, use, alter or disturb any public
sewer or appurtenance thereof without first obtaining a written permit from the Development Services Division.
1. Connection Approval Options: Permission to make connection to the public sewer shall consist of either:
a. A developer extension agreement, wherein permission is granted to make an extension to a public sewer, or
b. A building sewer permit, wherein permission is granted to make a connection from private property to a
public sewer. A building sewer permit shall include permission to construct a side sewer whenever it is
required to complete connection.
2. Permit Classes: There shall be three (3) classes of building sewer permits:
a. For residential service;
b. For commercial service; and
c. For industrial service. (Ord. 3832, 8 -13-1984)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 608/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Submittal Requirements and Application Fees: In each case the owner or his duly authorized agent or
representative shall make application in writing on a special form furnished by the City for said purposes. The
permit application shall be supplemented by any plans, specifications or other information considered pertinent in
the judgment of the Development Services Division. The permit and inspection fees shall be as listed in RMC
4-1-180.
F. PUBLIC SEWER STANDARDS:
1. Costs and Damages: All costs and expense incident to the installation and connection of the building sewer shall
be borne by the owner or applicant of the premises in question. The owner shall indemnify the City against any loss
or damage that may directly or indirectly be occasioned by the installation of the building sewer. (Ord. 1552,
6-12-1956)
2. Standards: Public sewers shall conform to the latest standards of the City, as adopted by City Code, and to the
“Recommended Standards for Sewage Works” of the Great Lakes-Upper Mississippi River Board of State Sanitary
Engineers, and are subject to review by the Department of Ecology of the State of Washington. All public sewer
extensions shall conform to the standards and be consistent with the City comprehensive sewer system plan. (Ord.
4343, 2-3-1992)
3. Public Sewer Pipe Materials: The public sewer shall be ductile iron, AWWA C151, with Type II push-on or
Type III mechanical joints, together with cement mortar lining three thirty seconds inch (3/32”) in accordance with
AWWA C104, or polyvinyl chloride (PVC) plastic pipe ASTM D3034, or concrete nonreinforced ASTM C14 Class
2, or concrete reinforced ASTM C76; rubber gaskets for concrete pipe shall meet ASTM C443 standards; rubber
gasket for PVC pipe shall meet ASTM 1869 standards. However, when public sewers are installed in filled or
unstable ground, in areas with high groundwater levels, or in areas where the potential for infiltration occurs, they
may be required to be either ductile iron or PVC plastic pipe. Exact pipe material shall be as determined by the
wastewater utility. Minimum size shall be eight inches (8") diameter. (Ord. 4343, 2-3-1992)
4. Repealed by Ord. 4999. (Ord. 1552, 6-12-1956; Amd. Ord. 2847, 5-6-1974)
5. Manhole Requirements:
a. Where Required: Manholes shall be installed at the end of each line, at all changes of grade, size or
alignment, at distances no greater than four hundred feet (400') for fifteen inch (15") diameter sewers or
smaller. Greater spacing may be permitted in larger sewers. Manholes shall be a minimum of forty eight inches
(48") in diameter, shall be precast concrete or cast in place concrete, with steel reinforcement; steps shall be
placed at one foot (1') spacing, conforming to current safety regulations. (Ord. 4343, 2 -3-1992)
b. Covers: The manhole covers shall be twenty four inches (24") in diameter cast iron frame and covers.
c. Connections: All connections to the manhole shall match the existing inverts or have a drop connection in
accordance with the current City standards. (Ord. 4343, 2 -3-1992)
d. Manhole Requirements for Industrial Wastes: When required by the Utilities Engineer, the owner of any
property served by a building sewer carrying industrial wastes shall install a suitable control manhole in the
building sewer to facilitate observation, sampling and measurement of the wastes. Such manhole, when
required, shall be accessibly and safely located, and shall be constructed in accordance with plans approved by
the Utilities Engineer. The manhole shall be installed by the owner at his expense, and shall be maintained by
him so as to be safe and accessible at all times. (Ord. 1552, 6-12-1956; Amd. Ord. 2847, 5-6-1974)
6. Lift Station Standards: All lift stations that are to be turned over for public maintenance as well as private lift
stations for commercial or multi-family building sewers shall have alarm and standby emergency operation systems,
and meet or exceed Department of Ecology specifications as detailed in “Criteria for Sewage Works Design”. All
private single-family lift stations shall meet or exceed the current City standards for that type of facility.
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 609/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
7. Supervision Required: All persons or local improvement districts desiring to install sanitary sewer mains, as an
extension of Renton’s sewer system, must extend said mains under the supervision of the wastewater utility. (Ord.
4343, 2-3-1992)
8. Public Sewer Extension Requires Developer Agreement: Extensions to the public sewer may be permitted by
developer extension agreements. (Ord. 3055, 8-9-1976)
G. PRIVATE (BUILDING) SEWER STANDARDS:
1. Independent Sewer Required for Every Building: A separate and independent building sewer shall be provided
for every building, except where one building stands at the rear of another on an interior lot and no private sewer is
available or can be constructed to the rear building through an adjoining alley, court, yard, or driveway, the building
sewer from the front building may be extended to the rear building and the whole considered as one building sewer.
(Ord. 1552, 6-12-1956)
2. Private Sewer Pipe Materials: The building sewer shall be ductile iron pipe class 50, PVC plastic pipe ASTM
spec. D3034 or equal, or other suitable material approved by the Utilities Engineer. Joints shall be tight and
waterproof. Any part of the building sewer that is located within ten feet (10') of a water service pipe shall be
constructed of ductile iron pipe with push-on rubber gasket joints. If installed in filled or unstable ground, the
building sewer shall be of ductile iron pipe with push -on rubber gasketed joints. (Ord. 4343, 2-3-1992)
3. Size and Slope: The size and slope of the building sewer shall be subject to the approval of the Utilities Engineer.
The standard minimum sizes and slopes are:
a. Four inches (4") at a two percent (2%) slope (one-quarter inch (1/4”) per foot) for single family or duplex
residential, or
b. Six inches (6") at a two percent (2%) slope (one-quarter inch (1/4”) per foot) for multi-family, commercial or
industrial.
c. In no event shall the diameter of the side sewer stub be less than six inches (6").
4. Special Allowance for Lesser Slope: The utility may allow, under certain circumstances, a six inch (6") side
sewer to be laid at no less than one percent (1%) (one-eighth inch (1/8”) per foot). A grade release holding the City
harmless for the flatter slope will be required.
5. Pipe Location, Elevation, Etc.: Whenever possible, the building sewer shall be brought to the building at an
elevation below the basement floor. No building sewer shall be laid parallel to or within three feet (3') of any
bearing wall, which might thereby be weakened. The depth shall be sufficient to afford protection from frost. The
building sewer shall be laid at uniform grade and in straight alignment insofar as possible. Changes in direction shall
be made with proper fittings per City standards. The wastewater utility may allow, at its discretion, the installation
of a six inch (6") building sewer properly curved not to exceed one -half (1/2) of manufacturer’s specifications. In all
buildings in which any building drain is too low to permit gravity flow to the public sewer, sanitary sewage carried
by such drain shall be lifted by approved artificial means and discharged to the building sewer.
6. Trenching Standards: All excavations required for the installation of a building sewer shall be open trench work
unless otherwise approved by the Utilities Engineer. Pipe laying and backfill shall be performed in accordance with
ASTM spec. C12-19 and APWA spec. Sec. 60 except that no backfill shall be placed until the work has been
inspected.
7. Joints and Connections: All joints and connections shall be made gastight and watertight, and installed in
accordance with APWA spec. 62-3.98A. Concrete pipe joints shall conform with ASTM C-443. Ductile iron pipe
push-on joints shall conform with ANSI A-21.11. PVC pipe joints shall conform with ASTM D2680. Other jointing
materials and methods may be used only by written approval of the Utilities Engineer.
8. Grease, Oil and Sand Interceptors:
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 610/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. When Required: Grease, oil and sand interceptors or other approved methodology shall be provided when,
in the opinion of the Utilities Engineer, they are necessary for the proper handling of liquid wastes containing
grease in excessive amounts, or any flammable wastes, sand and other harmful ingredients; except that such
interceptors shall not be required for private living quarters or dwelling units. Grease and oil interceptors shall
be required on all restaurants, garages and gas station premises and shall be so situated as to intercept only the
sources of grease and oil wastes but excluding domestic or human wastes.
b. Type, Capacity and Location: All interceptors shall be of a type and capacity approved by the Utilities
Engineer, and shall be located as to be readily and easily accessible for cleaning and inspection.
c. Construction Materials and Standards: Grease and oil interceptors shall be constructed of impervious
materials capable of withstanding abrupt and extreme changes in temperature. They shall be of substantial
construction, watertight and equipped with easily removable covers which, when bolted in place, shall be
gastight and watertight.
d. Maintenance Required: Where installed, all grease, oil and sand interceptors shall be maintained by the
owner, at his expense, in continuously efficient operation at all times. (Ord. 4343, 2 -3-1992)
9. Inspection: The applicant for the building sewer permit shall notify the Utilities Engineer when the building
sewer is ready for inspection and connection to the public sewer. (Ord. 1552, 6 -12-1956; Amd. Ord. 2847,
5-6-1974).
10. Precautions While Building: All excavations for building sewer installation shall be guarded with barricades
and lights and such other precautions as are reasonably adequate to protect the public from accident and injury.
11. Restoration of Public Property Required: Streets, sidewalks, parkways and other public property disturbed in
the course of the work shall be restored in a manner satisfactory to the City.
12. Surety Bond Required: A surety bond in an amount deemed sufficient and determined by the Utilities
Engineer, but in no event less than five hundred dollars ($500.00), shall be furnished and deposited with the City to
indemnify the City against any loss, damage, liability in connection with such sewer work. (Ord. 1552, 6 -12-1956;
Amd. Ord. 2847, 5-6-1974)
13. Use of Old Sewers: Old building sewers may be used in connection with new buildings only when they are
found, on examination and tests by the Utilities Engineer, to meet all requirements of this Chapter. (Ord. 4999,
1-13-2003)
H. CONNECTION OF PRIVATE (BUILDING) SEWER TO PUBLIC SEWER:
1. Location: The connection of the building sewer into the public sewer shall be made at a side sewer stub, if such a
stub is available at a suitable location and is found upon examination and tests by the utility to meet all standards
and specifications of the City. If no stubs are suitably located or if the existing stub(s) are found not to meet all
standards and specifications, the property owners shall, at their expense, have a new side sewer stub installed.
2. Permit and Supervision by Utility Required: All such connections shall be made under permit issued by the
utility and per City standards and specifications. The connection shall be made under the supervision of the Utilities
Engineer or his representative. (Ord. 4343, 2-3-1992)
I. PRIVATE SEWAGE DISPOSAL STANDARDS:
1. Permit Required: Before commencement of construction of a private sewage disposal system the owner shall
first obtain a written permit signed by the Utilities Engineer. The application for such permit shall be made on a
form furnished by the City, which the applicant shall supplement by any plans, specifications and other information
deemed necessary by the Utilities Engineer. A permit and inspection fee of ten dollars ($10.00) shall be paid to the
Finance Director at the time the application is filed. (Ord. 2801, 9 -24-1973; Amd. Ord. 2845, 4-15-1974; Ord. 5547,
8-9-2010; Ord. 5654, 2-13-2012)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 611/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Inspection and Approval by Utilities Engineer: A permit for a private sewage disposal system shall not become
effective until the installation is completed to the satisfaction of the Utilities Engineer. He shall be allowed to inspect
the work at any stage of construction and, in any event, the applicant for the permit shall notify the Utilities
Engineer when the work is ready for final inspection, and before any underground portions are covered. The
inspection shall be made within forty eight (48) hours of the receipt of notice by the Utilities Engineer whenever
possible.
3. Standards and Tests: The type, capacities, location and layout of a private sewage disposal system shall comply
with all recommendations of the Seattle-King County Health Department. Field tests and a site survey shall be made
before any permit is issued for any private sewage disposal system employing subsurface soil absorption facilities.
(Ord. 2801, 9-24-1973, Amd. Ord. 2847, 5-6-1974)
4. Maintenance Requirements and Discharge Prohibitions: The owner shall operate and maintain the private
sewage disposal facilities in a sanitary manner at all times, at no expense to the City. No septic tank or cesspool shall
be permitted to discharge to any public sewer or natural outlet.
5. Additional Requirements of Health Officer: No statement contained in this Chapter shall be construed to
interfere with any additional requirements that may be imposed by the Health Officer. (Ord. 2801, 9 -24-1973)
6. Standards for Abandoning Private Sewage Disposal Facilities: After connection to the sewerage system, all
septic tanks, cesspools and similar private sewage disposal facilities shall be abandoned and filled with suitable
material; provided, however, the owner of the subject premises may suitably clean the septic tank to utilize same and
any adjoining drain fields system for the proper disposal of stormwaters. (Ord. 4472, 9 -12-1994)
J. ADDITIONAL REQUIREMENTS THAT APPLY WITHIN ZONES 1 AND 2 OF AN AQUIFER
PROTECTION AREA:
1. Zone 1 Requirements:
a. Wastewater Disposal – Zone 1:
i. New developments (residential and nonresidential) shall, as a condition of the building permit, be
required to connect to a central sanitary sewer system prior to occupancy.
ii. Existing developments (residential and nonresidential) may be required to connect to a central sewer
system as a requirement of any building permit issued after the effective date of this Section (May 1,
1993) for the property.
iii. All existing developments (residential and nonresidential) which are within three hundred thirty feet
(330') of an existing gravity sanitary sewer with capacity shall be required to connect within two (2) years
of the passage of this Section (September 14, 1994). All existing developments (residential and
nonresidential) which are located within three hundred thirty feet (330') of a new gravity sanitary sewer
line with capacity shall be required to connect within two (2) years of the availability of the new sewer
line.
b. Additional Zone 1 Requirements: For properties located in Zone 1 of an aquifer protection area, additional
requirements pertaining to sewers are specified in the following sections of the Renton Municipal Code: RMC
4-3-050C8d(i), Prohibited Activities – Aquifer Protection Areas, Zone 1; RMC 4-3-050C1a, Aquifer Protection
Areas – Compliance with Regulations; RMC 4-3-050H6a, Pipeline Requirements – Zone 1; and RMC
4-4-030C7, Construction Activity Standards – Zones 1 and 2.
2. Zone 2 Requirements:
a. Wastewater Disposal – Zone 2:
i. New developments (residential and nonresidential) shall, as a condition of the building permit, be
required to connect to a central sanitary sewer system prior to occupancy. New single family residential
development on existing lots may use an on-site sewage disposal system in lieu of connection to a central
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 612/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
sanitary sewer system when the Wastewater Utility has determined that, according to its codes and
policies, a central sanitary sewer is unavailable. Approval of the use of an on -site sewage disposal system
for such development shall be conditional upon the signing of a covenant running with the land to connect
to a central sanitary sewer within two (2) years of its availability as determined by the Wastewater Utility,
according to its codes and policies.
ii. Sanitary sewers shall be constructed in accordance with prevailing American Public Works Association
(APWA) standards with respect to minimum allowable infiltration and exfiltration.
b. Additional Zone 2 Requirements: For properties located in Zone 2 of an aquifer protection area, additional
requirements pertaining to sewers are specified in the following sections of the Renton Municipal Code: RMC
4-3-050C1a, Aquifer Protection Areas – Compliance with Regulations; RMC 4-3-050H6b, Pipeline
Requirements – Zone 2; RMC 4-4-030C7, Construction Activity Standards – Zones 1 and 2; and RMC
4-3-050D2b, Potential to Degrade Groundwater. (Ord. 4367, 9 -14-1992; Ord. 4851, 8-7-2000)
4-6-050 STREET PLAN ADOPTED:
That certain arterials and street plan is hereby adopted as a part of and in further implementation of the City’s
Comprehensive Plan for the physical development of the City of Renton. (Ord. 2199, 12 -20-1965)
4-6-060 STREET STANDARDS:
A. PURPOSE:
It is the purpose of this Section to establish design standards and development requirements for street improvements
to ensure reasonable and safe access to public and private properties. These improvements include appropriately
scaled sidewalks related to the urban context, a range of landscape buffers, curbs, gutters, street paving,
monumentation, signage, and lighting, to be developed with complete streets principles. Complete streets principles
are to plan, design, and operate streets to enable safe and convenient access and travel for all users including
pedestrians, bicyclists, transit riders, and people of all ages and abilities, as well as freight and motor vehicle drivers,
and to foster a sense of place in the public realm with attractive design amenities. (Ord. 4521, 6 -5-1995; Ord. 5517,
12-14-2009)
B. ADMINISTERING AND ENFORCING AUTHORITY:
The Community and Economic Development Administrator is responsible for the general administration and
coordination of this section. (Ord. 5450, 3-2-2009; Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012)
C. APPLICABILITY:
The standards in this section will be used for all public and private street improvements within the City of Renton.
Whenever a building permit is applied for or application made for a short plat or a full subdivision, the applicant for
such permit and/or application shall build and install certain street improvements, including, but not limited to:
lighting on all abutting rights-of-way, and all private street improvements on access easements. The minimum
design standards for streets are listed in the tables set forth in subsection F2 of this Section. These standards will
determine specific street improvement requirements for development projects, including short plats and
subdivisions. (Ord. 5450, 3-2-2009; Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012)
D. EXEMPTIONS:
The following exemptions shall be made to the requirements listed in this Section:
1. New construction or addition with valuation less than one hundred fifty thousand dollars ($150,000.00) (the value
of which shall be reviewed in conjunction with mandatory periodic updates of the Comprehensive Plan and based on
the Seattle Construction Cost Index).
2. Interior remodels of any value not involving a building addition.
3. If demonstrated as necessary to mitigate an extreme hardship not caused by the requestor. (Ord. 5676, 12 -3-2012;
Ord. 5703, 12-9-2013; Ord. 5867, 12-11-2017; Ord. 5907, 12-10-2018)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 613/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
E. RIGHT-OF-WAY DEDICATION REQUIRED:
1. Dedication Required for Development: Where the existing width for any right-of-way abutting the development
site is less than the minimum standards listed in subsection F of this Section, additional right -of-way dedication will
be required for the proposed development.
2. Amount of Dedication: The right-of-way dedication required shall be half of the difference between the existing
width and the minimum required width as listed in subsection F of this Section. In cases where additional
right-of-way has been dedicated on the opposite side of the right-of-way from the development site in compliance
with this Section, then dedication of the remaining right -of-way width to obtain the minimum width as listed in
subsection F of this Section shall be required.
3. Waiver of Dedication: The Administrator may waive the requirement for additional right -of-way dedication
pursuant to RMC 4-9-250C, Waiver Procedures, where it is determined by the Administrator that construction of
full street improvements is not anticipated in the future. (Ord. 5517, 12 -14-2009; Ord. 5676, 12-3-2012)
F. PUBLIC STREET RIGHT-OF-WAY DESIGN STANDARDS:
1. Level of Improvements: The minimum level of street improvements required are listed in the following tables
including but not limited to curbs, planting strips, sidewalks, and lighting.
a. Street Lighting Exemption: No street lighting is required for the following smaller project sizes: two (2) to
four (4) units for residential; zero (0) to five thousand (5,000) square feet commercial; or zero (0) to ten
thousand (10,000) square feet industrial.
b. Additional Walkway Requirement: A pedestrian walkway to the arterial is required for the following
larger project sizes with more than: twenty (20) units residential; ten thousand (10,000) square feet commercial;
or twenty thousand (20,000) square feet industrial.
2. Minimum Design Standards for Public Streets and Alleys: All such improvements shall be constructed to the
City Standards for Municipal Public Works Construction. Standards for construction shall be as specified in the
following table, and by the Administrator.
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS:
Minimum
Design
Standards1 (see
notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-Mixed
Use, Industrial, &
Neighborhood
Collector Arterial
Commercial-Mixed
Use & Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
Structural
Design
See Standard Drawing or Pavement section and may be designed using procedures described in the WSDOT Design Manual,
latest edition.
Average Daily
Vehicle Trips
(ADT)
14,000 –
40,000
3,000 – 20,000 3,000 – 14,000 0 – 3,000 0 – 3,000 0 – 250 N/A
Right-of-Way
(R-O-W)
4 lanes – 91'
5 lanes – 103'
6 lanes – 113'
7 lanes – 125'
4 lanes – 91'
5 lanes – 103'
6 lanes – 113'
7 lanes – 125'
2 lanes – 83'
3 lanes – 94'
2 lanes – 69'
3 lanes – 80'
2 lanes – 53' 1 lane – 45' Res. – 16'
Com. – 16'
Sidewalks2 8' both sides3 8' both sides3 8' both sides3 6' both sides 5' both sides12 5' both sides12 None
Planting Strips4 8' between curb
& walk both
8' between
curb & walk
8' between curb &
walk both sides
8' between curb &
walk both sides
8' between
curb & walk
8' between
curb & walk
None
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 614/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Minimum
Design
Standards1 (see
notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-Mixed
Use, Industrial, &
Neighborhood
Collector Arterial
Commercial-Mixed
Use & Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
sides both sides both sides both sides
Tree grates and hardscape may be substituted for planting strip area if
approved by Administrator.
May be reduced if approved by
Administrator5
Street Trees Required, see Street Trees Standards RMC 4-4-070 N/A
Curbs Curb both sides Curb both
sides
Curb both sides Curb both sides Curb both
sides
Curb both
sides
None
Parking Lanes Allowed at 8' Allowed at 8' 8' both sides 8' both sides 6' one side6 6' one side6
Bicycle
Facilities7
All classifications of Arterials will have Class I, or
Class II, or Class III bicycle facility.
None None None N/A
Paved Roadway
Width, not
including
parking
4 lanes – 54'
5 lanes – 66'
6 lanes – 76'
7 lanes – 88'
4 lanes – 54'
5 lanes – 66'
6 lanes – 76'
7 lanes – 88'
2 lanes – 30'
3 lanes – 41'
2 lanes – 20'
3 lanes – 31'
2 lanes – 20' 1 lane – 12'8 Res. – 12'
Com. – 16'
Lane Widths9 11' travel lanes, 5' bike lanes,
and 12' center left turn lanes.
10' travel lanes, 5'
bike lanes, and 11'
center left turn
lanes.
10' travel lanes 1 travel lane –
12'8
Res. – 12'
Com. – 16'
Center Median Center median allowed for boulevard treatment and
center left turn lane. Width will be width of center left
turn lane minus 1' from through traffic travel lanes on
both sides. Pull-outs with a minimum 25' length
required for maintenance and emergency vehicles
within the median at intervals of 300 – 350'
N/A
Pedestrian
Bulb-outs
Curb bulb-outs required where on-street parking is located. N/A N/A
Intersection
Radii10
35' turning
radius
35' turning
radius
35' turning radius11 25' turning radius11 25' turning
radius
25' turning
radius
N/A
At the intersection of two classes of streets, the radius for the higher class street is to be used. Where larger
trucks, transit and school buses are anticipated, further design will be required to determine an adequate radius.
The minimum curb radius is 15'.
Cul-de-sacs Limited application per RMC 4-6-060H. Limited application. See RMC
4-6-060H for pavement and
R-O-W widths when permitted.
N/A
Maximum
Grades13
0.5 – 8% 0.5 – 8% 0.5 – 10% 0.5 – 15%, greater than 15% only allowed within
approved hillside subdivisions.13
0.5 – 15%
Site Access Determined on
a case-by-case
basis.
125' from
intersection
125' from
intersection
N/A N/A N/A N/A
Street &
Pedestrian
Lighting
Street lighting required per RMC 4-6-060I, as it exists or may be amended. N/A
NOTES AND CONDITIONS: MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS:
1 Minimum design standards may be altered to allow alternative stormwater management and low impact development
techniques within the R-O-W by the Department.
2 Sidewalk width will be 12 feet on both sides in the City Center Community Planning Area. This sidewalk width includes
street tree grates for locating street trees. To accomplish low impact development best management practices, permeable
pavement may be allowed by the Administrator.
3 Sidewalk areas may be required at a wider width to accommodate required multi -use path facilities when a Class I
multi-use path is required within a street R-O-W by the Department. The width of a required 5-foot bicycle lane will be
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 615/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Minimum
Design
Standards1 (see
notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-Mixed
Use, Industrial, &
Neighborhood
Collector Arterial
Commercial-Mixed
Use & Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
transferred to the sidewalk area to create a Class I multi-use path. To accomplish low impact development best management
practices permeable pavement may be allowed by the Administrator.
4 Maintenance Responsibilities. Unless otherwise agreed upon by the City of Renton, maintenance of landscaping within
the planting strip area, including but not limited to elements such as groundcover, turf, softscape, and hardscape, is the
responsibility of the adjacent property owner. Maintenance for street trees within the public right-of-way shall be the
responsibility of the City of Renton.
5 Planting strips may be reduced if one of the following conditions is met: (a) when R-O-W acquisition is problematic; or
(b) when critical areas would be impacted. If approved, a permanent alternative landscaped area should be provided equal to o r
greater than the allowed planting strip area reduction that is in addition to any minimum existing code requirements.
6 A second parking lane may be required by the Administrator.
7 Class II bicycle facilities (bike lanes) included in roadway width for both sides. Bicycle facilities that are shared travel
lanes, Class III bicycle facilities, require less roadway width. Class III travel lanes are a minimum of 14 feet.
8 Requirement: Either fire sprinklers shall be provided as approved by the Fire Department or a clear roadway area shall be
provided for emergency vehicles midblock. All of the clear area must be 20 feet in width for vehicular movement with a
minimum length of 50 feet and maximum length of 100 feet, so as to provide emergency access to homes within 150 feet.
Along the clear area only, the planting strip would not be required and the clear area will be in place of the landscaping ar ea.
9 The City may require different lane width dimensions to address safety concerns or to meet state and federal requirements
for state routes or grant funding.
10 Turning radius dimensions represent the vehicle turning path. The smallest curb radius should be used while maintaining
the specified turning radius. Lane width and the presence of a bike lane and parking lane affect a vehicle’s turning path. On
streets with more than one lane in that direction of travel, large vehicles may encroach into no more than one-half of the
adjacent travel lane to complete the turn. On Arterials and Collector Arterials, encroachment into oncoming travel lanes is
unacceptable. The minimum curb radius is 15 feet.
11 Turning radius for streets which include industrial access may increase to 50 feet.
12 Sidewalks shall be provided on both sides of the street; however, the Administrator may approve sidewalks on one side
of the street pursuant to RMC 4-6-060G.
13 Sidewalks may be designed to be reverse sloped away from the street; provided, that the sidewalks have a maximum long
slope of 2% and are designed to drain towards a publicly owned low impact development facility along the roadway instead of
directly into the street.
(Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5806, 6-20-2016; Ord. 5828, 12-12-2016)
3. Length of Improvements: Such improvements 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 of platting purposes and
which may abut property dedicated as a public street.
4. Additional Alley Standards: Alleys may be used for vehicular access, but are not to be considered as the
primary access for emergency or Fire Department concerns. Alley access is the preferred street pattern except for
properties in the Residential Low Density land use designation. Refer to RMC 4 -7-150.
5. Pavement Thickness: New impermeable pavement shall be a minimum of four inches (4") of asphalt over six
inches (6") of crushed rock. Permeable pavement design is governed by the Surface Water Design Manual.
Pavement thickness for new or repaired arterial or collector streets or widening of arterials or collector streets must
be approved by the Department of Community and Economic Development. Pavement thickness design shall be
based on standard engineering procedures and weight/loading requirements for emergency response vehicles. For
the purposes of asphalt pavement design, the procedures described by the “Asphalt Institute’s Thickness Design
Manual” (latest edition) will be accepted by the Department. Alternate design procedures or materials may be used
if approved by the Department through the process listed in RMC 4-9-250E. (Ord. 5828, 12-12-2016)
6. Minimum Sidewalk Measurements: New sidewalks must provide a minimum of four feet (4') of horizontal
clearance from all vertical obstructions. Sidewalk widths include the curb width for those sidewalks constructed
abutting or attached to the curb.
7. Curves:
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 616/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Horizontal Curves: Where a deflection angle of more than ten degrees (10°) in the alignment of a street
occurs, a curve of reasonably long radius shall be introduced, subject to review and approval of the
Administrator.
b. Vertical Curves: All changes in grade shall be connected by vertical curves of a minimum length of two
hundred feet (200') unless specified otherwise by the Administrator.
c. Tangents for Reverse Curves: A tangent of at least two hundred feet (200') in length shall be provided
between reverse curves for arterials; one hundred fifty feet (150') for collectors and one hundred feet (100') for
residential access streets. (Ord. 5676, 12-3-2012)
8. City Center Planning Area and Urban Design Districts – Special Standards: Greater sidewalk widths may be
required in the City Center Planning Area and Urban Design Districts as part of site plan development review for
specific projects. The Administrator may require that sidewalks be extended from the property line to the curb with
provisions made for street trees and other landscaping requirements, street lighting, and fire hydrants. (Ord. 5676,
12-3-2012)
9. Downtown Business District – Special Standards: Required improvements to the public realm within the
Downtown Business District as mapped in 4-2-080.D are identified in the adopted Downtown Streetscape Design
Standards and Guidelines. Additional improvements that are encouraged are also identified in the document. A copy
of the Downtown Streetscape Design Standards and Guidelines shall be kept on file by the Renton City Clerk. (Ord.
5851, 8-7-17)
10. Vehicular Access and Connection Points to and from the State Highway System:
a. Chapter 47.50 RCW, Highway Access Management, is hereby adopted by reference to provide for the
regulation and control of vehicular access and connection points of ingress to and egress from the state highway
system within the incorporated areas of the City of Renton.
b. Pursuant to Chapter 47.50 RCW, the provisions of Chapters 468 -51 and 468-52 WAC, together with all
future amendments, are hereby adopted and incorporated by reference.
c. At least one copy of each law, rule or regulation adopted hereby is on file with the City Clerk and available
for inspection by the public. (Ord. 5413, 10-13-2008; Ord. 5517, 12-14-2009; Ord. 5851, 8-7-17)
G. COMPLETE STREETS:
1. Complete Streets: The City of Renton will plan for, design, and construct transportation projects to appropriately
provide accommodations for pedestrians, bicyclists, and transit riders of all ages and abilities, and freight and motor
vehicles, including the incorporation of such facilities into transportation plans and programs.
2. Exemptions: Pedestrian and bicycle facilities are not required to be established when it is concluded by the
Administrator that application of complete streets principles is unnecessary or inappropriate:
a. Where their establishment would be contrary to public safety; or
b. When the cost would be excessively disproportionate to the need or probable use; or
c. Where there is no identified long-term need; or
d. Where the establishment would violate Comprehensive Plan policies; or
e. Where trails in common areas are provided in lieu of sidewalks, or when vegetated best management
practices such as bioretention is proposed, or soil conservation or critical area protection is necessary; or
f. Where the Administrator grants a documented exemption which may only be authorized in specific situations
where conditions warrant. Such site-specific exemptions shall not constitute general changes to the minimum
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 617/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
street standards established in this Section. (Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012; Ord. 5828,
12-12-2016)
H. DEAD END STREETS:
1. Limited Application: Cul-de-sac and dead end streets are limited in application and may only be permitted by
the Administrator where, due to demonstrable physical constraints, no future connection to a larger street pattern is
physically possible.
2. Cul-de-Sacs and Turnarounds When Permitted – Minimum Requirements: Minimum standards for dead end
streets, if approved by the Department of Community and Economic Development, are as follows:
LENGTH OF
STREET TYPE OF TURNAROUND
For up to 150' in
length
No turnaround required.
From 150' to 300' in
length
Dedicated hammerhead turnaround or
cul-de-sac required.
From 300' to 500' in
length
Cul-de-sac required.
From 500' to 700' in
length
Cul-de-sac required.
Fire sprinkler system required for
houses.
Longer than 700' in
length
Two means of access and fire sprinklers
required for all houses beyond 500'.
3. Turnaround Design: The hammerhead turnaround shall have a design approved by the Administrator and the
Fire Department. (Ord. 5806, 6-20-2016)
4. Cul-de-Sac Design: Cul-de-sacs shall have a minimum paved and landscaped radius of forty five feet (45') with a
right-of-way radius of fifty five feet (55') for the turnaround. A landscaped center island with a radius of twenty feet
(20') delineated by curbing shall be provided in the cul -de-sac. Low impact development best management practices
shall be provided in the center island where feasible and consistent with City standard details and the Surface Water
Design Manual. The landscaping shall be maintained by the homeowners’ association or adjacent property owners.
The cul-de-sac turnaround shall have a design approved by the Administrator and the Fire Department. (Ord. 5806,
6-20-2016; Ord. 5828, 12-12-2016)
5. Secondary Access Requirement: Secondary access for emergency equipment is required when a development of
three (3) or more buildings is located more than two hundred feet (200') from a public street.
6. Waiver of Turnaround: The requirement for a turnaround or cul-de-sac may be waived by the Administrator
with approval of the Fire Department when the development proposal will not create an increased need for
emergency operations pursuant to RMC 4-9-250C, Waiver Procedures. (Ord. 5517, 12 -14-2009; Ord. 5676,
12-3-2012; Ord. 5806, 6-20-2016)
I. STREET AND PEDESTRIAN LIGHTING STANDARDS:
1. Lighting Design: Architectural street lighting standards will be established on a case-by-case basis for streets.
2. Lighting Location: Pedestrian lighting for sidewalks and pathways shall be installed between intersections along
streets and at intersection corners for residential streets. All other streets shall meet the lighting levels listed in
subsection I3 of this Section, as it exists or may be amended.
3. Average Maintained Illumination: The street lighting shall be constructed to provide average maintained
horizontal illumination as illustrated below. The lighting levels shall be governed by roadway classification and area
zoning classification. Residential streets shall have minimum light levels of 0.8 foot-candle within the intersections
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 618/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
and 0.3 foot-candle along the sidewalks at a six to one (6:1) uniformity ratio. Values are in horizontal foot -candles at
the pavement surface when the light source is at its lowest level.
Intersection Non-Intersection Crosswalk Uniformity
Principal Arterial 1.5 1.3 0.8 4:1
Minor Arterial 1.5 1.2 0.8 4:1
Collector Arterial 1.2 0.9 0.8 4:1
Commercial Access Street 0.9 0.6 0.8 6:1
4. Uniformity Ratios: Uniformity ratios for the street lighting shall meet or exceed four to one (4:1) for light levels
of more than 0.6 foot-candles and six to one (6:1) for light levels of 0.6 foot -candles and less.
5. Construction Standards: Street lighting systems shall be designed and constructed in accordance with the City
publication, “Guidelines and Standards for Street Lighting Design of Residential and Arterial Streets.” (Ord. 5517,
12-14-2009; Ord. 5675, 12-3-2012)
J. SHARED DRIVEWAY STANDARDS:
1. Where Permitted: Shared driveways may be allowed for access to no more than four (4) residentially zoned lots,
and no more than four (4) residential units, the types of which are listed in RMC 4 -2-060C, provided:
a. At least one lot abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot
width requirement of the zone;
b. The subject lots are not created by a subdivision of ten (10) or more lots;
c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or
pedestrian circulation through the short subdivision or to serve adjacent property;
d. The shared driveway would not adversely affect future circulation to neighboring properties;
e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and
personnel. (Ord. 6068, 6-13-2022)
2. Minimum Standards: Shared driveways shall be within a tract; the width of the tract and paved surface shall be
a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet
(20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide
landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip
shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4 -4-070.
The shared driveway may be required to include a turnaround per subsection H of this Section. No sidewalks are
required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection
and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared
driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. (Ord. 5841,
6-12-2017)
3. Signage Required: Appurtenant traffic control devices including installation of “No Parking” signs, as required
by the Department of Community and Economic Development, shall be provided by the applicant. Lots served by
the shared driveway shall be addressed to the public street to which the shared driveway connects. (Ord. 5907,
12-10-2018)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 619/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Tract Required: The shared driveway shall be wholly within a tract. The tract shall be shown and recorded on
the face of the plat to be preserved in perpetuity. The owners of the subject lots shall have an equal and undivided
interest in the ownership of the tract.
5. Easement Required: An access easement shall be recorded with the King County Recorder’s Office and be
shown on the face of the plat to encumber the entirety of the tract. The easement shall prohibit any temporary or
permanent physical obstructions within the easement including, but not limited to, the parking of non -emergency
vehicles.
6. Timing of Improvements: The shared driveway must be installed prior to recording of the plat unless approved
for deferral.
7. Lot Type and Orientation: The Administrator may permit lots that only front a shared driveway to be designated
as a corner lot. If permitted by the Administrator, lot width, lot depth and yard setbacks shall be measured consistent
with the corner lot designation (see illustration below).
8. Maintenance: The applicant shall ensure the shared driveway can be continually maintained to minimum
standards listed in this section by the owners of the lots served by the driveway to the satisfaction of the City of
Renton, prior to the recording of the short plat.
9. Covenants, Conditions and Restrictions: Covenants, conditions and restrictions, which are approved by the
Administrator, shall be recorded with the King County Recorder’s Office. The applicant shall provide a copy of the
recorded document. These covenants shall provide for, at a minimum, the following:
a. Maintenance, repair, operation, and payment of taxes for the commonly owned tract and facilities; and
b. These covenants shall run with the land and be irrevocable and binding on all the property owners, including
their assigns, heirs, and successors.
10. Exception for Joint-Use Driveway Extending from Emergency Turnaround: A driveway that extends from
the terminus of an emergency turnaround (excluding cul-de-sacs) and provides access to no more than two (2) lots
shall be permitted as joint-use driveway that does not take access from a public right-of-way (see illustration below).
The joint-use driveway shall be constructed to City standards prior to recording the short plat, and a reciprocal
access easement for the benefit of the two (2) lots, in a form satisfactory to the City Attorney, shall be recorded with
the King County Recorder.
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 620/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5100, 11-1-2004; Ord. 5517, 12-14-2009; Ord. 5702, 12-9-2013; Ord. 5727,
10-20-2014; Ord. 5867, 12-11-2017)
K. UNIT LOT DRIVES:
1. Applicability: Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up
to nine (9) unit lots. Each unit lot drive shall be accessed by a public street.
2. Design Standards: The design of each unit lot drive shall meet the following standards:
a. Roadway Width: The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire Department
may require the paved roadway to be up to twenty feet (20') wide.
b. Curb: Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway.
c. Landscaping Strip and Sidewalk: There shall be an eight foot (8') wide landscaping strip between the curb
and a five foot (5') wide sidewalk along one side of the unit lot drive.
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 621/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Ownership: The City may elect to have a unit lot drive dedicated as a public roadway; however, the City may
require the unit lot drive to be privately owned pursuant to RMC 4 -7-090F6b, Maintenance of Common Facilities.
(Ord. 5818, 10-17-2016)
L. TIMING FOR INSTALLATION OF IMPROVEMENTS:
No building shall be granted a certificate of final occupancy, or plat or short plat recorded, until all the required
street improvements are constructed in a satisfactory manner and approved by the responsible departments unless
those improvements remaining unconstructed have been deferred by the Administrator and security for such
unconstructed improvements has been satisfactorily posted. (Ord. 5156, 9 -26-2005; Ord. 5450, 3-2-2009; Ord. 5517,
12-14-2009; Ord. 5676, 12-3-2012)
M. PLAN DRAFTING AND SURVEYING STANDARDS:
The construction permit plans for street improvements shall be prepared and surveyed in conformance with the
Department’s “Construction Plan Drafting Standards”, surveying standards and the City’s “Standard Specifications
for Municipal Construction”, and standard detail documents.
N. REVIEW OF CONSTRUCTION PLANS:
1. Submittal: All street improvement plans prepared shall be submitted for review and approval to the Department
of Community and Economic Development. All plans and specifications for such improvements are to be submitted
at the time application for a building permit is made or, for plats, prior to construction (street/utility) permit
issuance.
2. Fees and Submittal Requirements: All permits required for the construction of these improvements shall be
applied for and obtained in the same manner and same conditions as specified in chapter 9 -10 RMC, relating to
excavating or disturbing streets, alleys, pavement or improvements. Fees shall be as stipulated in RMC 4 -1-180.
Money derived from the above charges shall be deposited to the General Fund. Half of the fee is due and payable
upon submittal for a construction permit application, and the remainder is due and payable prior to issuance of the
construction permit.
3. Cost Estimate Required: The applicant will be required to submit a cost estimate for the improvements. This
will be reviewed by the Department of Community and Economic Development for accuracy. (Ord. 5517,
12-14-2009)
O. INSPECTIONS:
1. Authority and Fees: The Department shall be responsible for the supervision, inspection and acceptance of all
street improvements listed in this Section, and shall make a charge therefor to the applicant.
P. LATECOMER’S AGREEMENTS:
1. Latecomer’s Agreements Authorized: Any party extending utilities that may serve other than that party’s
property may request a latecomer’s agreement from the City. Where a development is required to construct street
improvements that may also be required by other developments or by future development of other parcels in the
vicinity, then the developer may request establishment of a latecomer’s agreement to reimburse the developer for all
initial costs of the improvements.
2. Process for Latecomer’s Agreements: The procedure to follow in making application for the latecomer’s
agreement and the steps to be followed by the City are as detailed in chapter 9 -5 RMC.
Q. VARIATIONS FROM STANDARDS:
1. Alternates, Modifications, Waivers, Variances: See RMC 4-9-250.
2. Half Street Improvements:
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 622/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. When Permitted: Half street improvements may be allowed for a residential access street by the
Administrator when it is determined that the adjacent parcel of property has the potential for future
development and dedication of the right-of-way necessary for the completion of the street right-of-way. (Ord.
5676, 12-3-2012)
b. Minimum Design Standards: The right-of-way for the half street improvement must be a minimum of
thirty five feet (35') with twenty feet (20') paved. A curb, planting strip area, and sidewalk shall be installed on
the development side of the street according to the minimum design standards for public streets. If the street is
permitted a cul-de-sac, then the right-of-way for the half of the cul-de-sac shall be dedicated, with installation
of a temporary hammerhead turnaround. The property shall also dedicate easements to the City for street
lighting and fire hydrants. Additional easements shall be provided for the franchise utilities outside of the
dedicated right-of-way.
c. Standards for Completion of the Half Street: When the adjacent parcel is platted or developed, the
additional right-of-way width needed to complete the type of street classification shall be dedicated from the
developing property. The pavement shall then be widened to the width needed to complete the type of street
classification, and curb, planting strip, and sidewalk shall be installed on the developing side of the street. If the
street is a dead end street requiring a cul-de-sac, then the developing parcel shall dedicate the remainder of the
right-of-way for the cul-de-sac and construct the final complete cul-de-sac, including curb, sidewalk, and other
required improvements. (Ord. 5517, 12-14-2009)
3. Cul-de-Sac Modifications for Low Impact Development: The Administrator may modify cul-de-sac design
standards to allow low impact development facility installation and reduce impervious surfaces; provided, that
turnaround design modifications shall allow safe access and emergency response. (Ord. 5828, 12 -12-2016)
R. DEFERRAL OF IMPROVEMENT INSTALLATION:
See RMC 4-9-060.
S. APPEALS:
Any decisions made in the administrative process described in this Section may be appealed to the Hearing
Examiner pursuant to RMC 4-8-110.
T. VIOLATIONS OF THIS SECTION AND PENALTIES:
Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1 -3-1. (Ord. 4521,
6-5-1995; Ord. 5159, 10-17-2005; Ord. 5457, 5-18-2009)
4-6-070 TRANSPORTATION CONCURRENCY REQUIREMENTS:
A. AUTHORITY AND PURPOSE:
This Chapter is enacted pursuant to the Washington State Growth Management Act, chapter 36.70A, at RCW
36.70A.070. It is the purpose of this Chapter to ensure Renton transportation level of service standards are achieved
concurrently with development, or within a reasonable time after development occupancy and use. (Ord. 4708,
3-2-1998)
B. DEFINITIONS OF TERMS USED IN THIS SECTION:
1. Concurrency or Concurrent with Development: Transportation improvements or strategies are in place at the
time of building permit issuance, or a financial commitment is in place to complete the improvements or strategies
within six (6) years of building permit issuance.
2. Department: The Public Works Department. (Ord. 5450, 3-2-2009)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 623/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Development Activity Permit Application: For the purposes of transportation concurrency regulations, any
construction, building expansion, or change in use which creates additional demand upon or need for transportation
facilities and which requires a development permit from the City of Renton.
4. Development Permit: Written permission from the appropriate City decision maker authorizing the division of a
parcel of land, the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any
structure, or any use or extension of the use of the land.
5. Financial Commitment: Includes revenue designated in the most currently adopted Transportation Improvement
Program for transportation facilities or strategies through the six (6) year period with reasonable assurance that such
funds will be timely put to such ends, unanticipated revenue from Federal or State grants for which the City has
received notice of approval, and/or revenue that is assured by an applicant in a form approved by the City in a
voluntary agreement.
6. Finding of Concurrency: A written finding that is part of the applicable development permit issued by the City
indicating that a development activity permit application has successfully passed the Renton transportation
concurrency test. The finding of concurrency is made by the decision maker with the authority to approve the
development permit.
7. Level of Service (LOS): A measure of the quality and efficiency of facilities and systems. The Renton
transportation LOS is adopted in the Renton Comprehensive Plan Transportation Element. The transportation LOS
standard establishes an index value which must be met or exceeded in future years. The LOS index value is
determined by the weighted sum of the p.m. peak travel distances from the City, averaged in all directions, in thirty
(30) minutes for SOV, HOV, and transit modes. The current index value is forty nine (49). More in depth discussion
of the Citywide LOS policy may be found in the Transportation Element.
8. Transportation Concurrency Test: Technical review of a development activity permit application by the
Department to determine if the transportation system has adequate or unused or uncommitted capacity, or will have
adequate capacity, to accommodate trips generated by the proposed development, without causing the level of
service standards to decline below the adopted standards, at the time of development or within six (6) years. (Ord.
5675, 12-3-2012)
C. APPLICABILITY AND EXEMPTIONS:
1. Applicability: A concurrency test shall be conducted for all development activity applications, as defined in
subsection B3 of this Section, excluding exemptions.
2. Exemptions: The following applications are exempt from the concurrency test:
a. Applications categorically exempt from SEPA review under RMC 4-9-070, Environmental Review
Procedures.
i. The concurrency test shall not be conducted for projects that are subject to SEPA review due to their
location within an environmentally sensitive area, but which would otherwise be exempt from SEPA
review.
ii. The concurrency test exemption shall not apply to short plats.
b. Any project that is a component of a development which was granted a finding of concurrency that has not
expired.
c. Development vested prior to April 6, 1998.
d. Projects granted a finding of concurrency where the development activity is conducted by a person or entity
other than the original applicant, if the project is limited to the uses, intensities, and vehicle trip generation rates
for which the finding of concurrency was originally made.
D. CONCURRENCY REVIEW PROCESS:
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 624/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development
activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and
Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan,
according to rules and procedures established by the Department. The Department shall issue an initial concurrency
test result describing the outcome of the concurrency test.
2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a
written finding of concurrency shall be made by the City as part of the development permit approval. The finding of
concurrency shall be made by the decision maker with the authority to approve the accompanying development
permits required for a development activity. A written finding of concurrency shall apply only to the specific land
uses, densities, intensities, and development project described in the application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test,
the project application shall be denied by the decision maker with the authority to approve the accompanying
development activity permit application.
E. TRANSFERABILITY OF WRITTEN FINDING OF CONCURRENCY:
1. A written finding of concurrency is not transferable to other land, but may be transferred to new owners or lessees
of the original land.
2. Revisions to an approved development that may create additional impacts on transportation facilities will be
required to undergo an additional concurrency test. A new finding of concurrency is required from the decision
maker with the authority to approve the revised project in order to permit the revised development activity.
3. Revisions to an approved development that reduce the intensity or density or vehicle trip generation rates of the
project, resulting in less impacts to transportation facilities than originally approved, will be required to undergo an
additional concurrency test in order to properly account for unused capacity. Unless the revised development
requires newly issued development permit approvals, the previous finding of concurrency remains in effect, and a
new finding of concurrency is not required for the less intense or dense proposal.
F. EXPIRATION OF WRITTEN FINDING OF CONCURRENCY:
A finding of concurrency shall expire if the accompanying development permit expires or is revoked. A finding of
concurrency may be extended according to the same terms and conditions as the accompanying development permit.
If the development permit is granted an extension, the finding of concurrency shall be extended simultaneously for
the same period. If the accompanying development permit does not expire, the finding of concurrency shall be valid
for a period of three (3) years from the date the written finding was made.
G. RECONSIDERATION OF CONCURRENCY TEST:
1. Notification Required: Prior to a final recommendation or decision to deny a development activity permit
application due to failure of the concurrency test, the Department shall notify the project applicant in writing of the
initial concurrency test results.
2. Reconsideration Authorized: The Department shall allow an applicant of a development activity that has failed
an initial concurrency test to request an administrative reconsideration of the concurrency test results or prepare a
modified project submission.
3. Timing: Requests for reconsideration shall be made in writing within ten (10) calendar days of the Department’s
written notification. Requests for reconsideration shall be directed to the Department Administrator, and be filed
with the Development Services Division counter no later than 5:00 p.m. of the tenth day.
4. Options to Achieve Concurrency: The Department shall allow an applicant to submit alternative data, provide a
traffic mitigation plan, or reduce the size of the project in order to achieve concurrency.
5. One Hundred Twenty (120) Day Time Limit Suspended: Upon receipt of a request for reconsideration, the one
hundred twenty (120) day permit review time limit established in RMC 4 -8-080E, Permit Classification Time
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 625/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Frames, shall be suspended temporarily until the decision date to allow an applicant to prepare any supplemental
information, and to allow Department review of the request for reconsideration and data submitted.
H. APPEAL OF PROJECT APPLICATION DENIAL:
1. A project applicant may appeal the denial of a development activity based upon failure of a concurrency test. The
appeal shall be based upon one or both of the following grounds:
a. Technical error; or
b. The applicant submitted alternative data or a traffic mitigation plan that was rejected by the City.
2. If the development activity requires a Type I, II, or III permit as defined in chapter 4 -8 RMC, the decision to deny
a finding of concurrency may be appealed to the Hearing Examiner for an open record appeal. The decision of the
Hearing Examiner may be appealed to the City Council for a closed record appeal.
3. If the development activity requires a Type V or VI permit as defined in chapter 4 -8 RMC, the decision to deny a
finding of concurrency may be appealed to the City Council for a closed record appeal, or the Shoreline Hearings
Board, as appropriate.
4. If the development activity requires a Type IV, VII, VIII, IX or X permit as defined in chapter 4 -8 RMC, the
decision to deny a finding of concurrency may be appealed to Superior Court.
I. CONCURRENCY INQUIRY:
1. An applicant may inquire whether or not there is sufficient capacity available to accommodate a development
without submitting a development application.
2. Available capacity cannot be reserved based on a preliminary inquiry.
3. A written finding of concurrency will only be issued in conjunction with a development activity permit
application. (Ord. 4708, 3-2-1998)
4-6-080 WATER SERVICE STANDARDS:
A. COMPLIANCE REQUIRED:
It shall be unlawful for any person to make any connection with any service or branch pipe thereof or make any
repairs or additions to or alterations of any pipe, stop and waste cock or any fixtures connected or designed to be
connected with the City water system, except in compliance with this Chapter. (Ord. 1437, 8 -28-1952)
1. Building Section Responsibility for Report to Engineer: It shall be the duty of the person in charge of the
issuance of building permits to report to the Utilities Engineer the beginning of construction or repairs of all
buildings in the City, giving the official house number and street name, the lot, block and addition. (Ord. 1437,
8-28-1952; Amd. Ord. 2823, 1-21-1974; Amd. Ord. 2845, 4-15-1974)
B. CONNECTION WITHOUT PERMISSION PROHIBITED:
It shall be unlawful for any person to make connections with any fixtures or connect any pipe with any water main
or water pipe belonging to the water system without first obtaining permission from the Public Works
Administrator. (Ord. 1437, 8-28-1952; Amd. Ord. 2823, 1-21-1974; Ord. 5450, 3-2-2009)
C. CONNECTION TO WATER MAIN REQUIRED:
Upon the presentation at the office of the Utilities Engineer of the Finance Administrator’s receipt for the
installation fees, the Utilities Engineer shall cause the premises described in the application to be connected with the
City’s water main by a service pipe extending at right angles from the main to the property line and including a stop
cock placed within the lines of the street curb, which connection shall thereafter be maintained and kept within the
exclusive control of the City. (Ord. 2849, 5 -13-1974; Ord. 5547, 8-9-2010; Ord. 5654, 2-13-2012)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 626/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Utilities Engineer Maintenance Responsibility: The Utilities Engineer will maintain private services in streets
which are being graded or regraded and will have such access on private property as shall be necessary to maintain
such pipes during the work, and shall as soon as practicable upon completion of the work relay said pipes in the
streets. (Ord. 2849, 5-13-1974)
a. Connection Required Prior to Street Paving: Whenever any public street or avenue is about to be
improved by the laying of a permanent pavement thereon, it shall be the duty of each and every owner of real
property fronting or abutting thereon to cause his property to be connected with water mains located in the
street in front thereof, at least one water connection for each lot fronting or abutting upon said street. The
connection shall be galvanized iron pipe of such size as shall be designated by the proper official, and the
connection shall be brought to the property line in front of each lot affronting on such street. (Ord. 1090,
12-5-1939)
b. City Notification of Requirement to Connect: Whenever the City is about to improve any street with a
permanent paving, it shall be the duty of the designated official to report to the Administrator the lot and block
number of each lot or parcel of real estate abutting on such street to be paved and the name of the owner or
agent thereof, together with the post office address of such person, which is not suitably connected to the water
main as herein provided within ten (10) days of service of notice, such notice to specify the kind and size of
pipe to be used.
c. Failure to Connect: Whenever the owner or agent of any property shall have been served with such notice
and shall fail, refuse or neglect to comply therewith, the City may make or cause to be made the connection and
the Administrator shall, in addition to the cost and expenses of the street improvement to be assessed against
the lot or lots of the owner so neglecting, add the cost of making the connection which amount shall be the
actual cost of making such connection. (Ord. 1090, 12-5-1939; Amd. Ord. 2823, 1-21-1974, eff. 1-30-1974)
D. SEPARATE WATER SERVICE CONNECTIONS REQUIRED:
A separate service connection with the City water main must be installed by every residence and commercial
building supplied with City water in front of which there is a main, and the buildings so supplied will not be allowed
to supply water to other buildings, except temporarily where there are no mains located in the streets; provided, that
when two (2) or more houses, buildings or other premises occupied by separate consumers are supplied from a
single service connection, the owner shall immediately, upon notice from the Planning/Building/Public Works
Department, separate each customer’s line and apply for and connect individually to meters at the property line; if
separate services are not established within a reasonable time, not more than sixty (60) days after such initial notice,
the Department reserves the right to shut off the water and refuse further service to all such consumers. Such joint
service may, however, be continued at the option of the Department, providing, one owner has agreed in writing to
assume and be responsible for and pay the total water bill without any deductions for vacancies or other reasons.
Computation of the total bill will be based on multiplying the quantity in each classification of the rate schedule by
the number of consumers hooked up to one meter. The minimum monthly charge shall be the regular minimum
charge multiplied by the number of consumers served. (Ord. 2849, 5 -13-1974)
E. ALTERNATIVE WATER SERVICE CONNECTION:
In the event that a water main is not available as hereinabove set forth, but a customer is able to obtain service by
extending such line, by means of an easement or similar right, across adjacent or neighboring property to a point
where such main is located, then the Planning/Building/Public Works Administrator may sign a temporary service
agreement with such customer allowing service until such time as a main is available in front of such property. At
such time the customer shall then be required to connect to such main in front of his property and pay the then
applicable fees therefor. (Ord. 3056, 8 -9-1976)
F. WATER USE FOR CONSTRUCTION PURPOSES:
Water for building purposes will only be furnished upon the application of the owner or authorized agent of the
property and the Utilities Engineer shall require payment in advance of any reasonable sum, not exceeding ten
dollars ($10.00), in the case of any one building, for the water used in construction, and from time to time may
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 627/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
require additional payments, when necessary to secure the City against loss. (Ord. 1437, 8 -28-1952; Amd. Ord.
2823, 1-21-1974; Ord. 2845, 4-15-1974)
G. SUPERVISION REQUIRED:
All persons or local improvement districts desiring to extend water mains in the City must extend the same under the
supervision of the City Utilities Engineer.
H. PRIVATE WATER PIPE REQUIREMENTS:
1. Acceptable Pipe Materials: All pipe to be used for connection to the City water system shall be new pipe, either
galvanized iron, cast iron or copper tubing. The Utilities Engineer may, at his discretion, permit the use of
nonmetallic pipe where soil conditions may cause a deterioration of metallic pipe.
2. Minimum Pipe Size: Water supply lines other than metered service connections shall be not less than six inch
(6") diameter pipe. Pipes of smaller size may be used when the Utilities Engineer determines that maximum fire
rating is maintained or the line in question cannot be extended.
3. Minimum Pipe Installation Depth: All pipes shall be laid not less than two feet six inches (2'6") below the
surface of the ground, except that in ungraded streets the pipe shall be laid three feet (3') below the established street
grade.
4. Minimum Pressure Tolerance: All pipe shall be designed to withstand internal water pressure on one hundred
fifty (150) pounds per square inch, and shall conform to the latest adopted standards of the American Water Works
Association.
5. Sterilization Required: Pipe shall be sterilized in accordance with the regulations of the State Health
Department.
6. General Design Requirements: All water system design and pipe sizes and quality to conform to the latest fire
underwriters standards and requirements. (Ord. 2849, 5 -13-1974)
I. METER SIZE:
All meters shall be the same size as the tap and service connection. (Ord. 3636, 6-14-1982)
J. PERMIT REQUIRED FOR METER REMOVAL OR RE -INSTALLATION:
Whenever it is desired to have a meter removed or reinstalled the owner of the premises supplied, or to be supplied,
by such meter shall file an application at the office of the Utilities Engineer and shall pay the cost in full for such
removal or reinstallation. (Ord. 3636, 6-14-1982)
K. INSTALLATION OF SERVICE PRIOR TO COMPLETION OF STREET CONSTRUCTION:
Whenever it is deemed prudent, in case of a new development or subdivision, to install the three -fourths inch (3/4”)
service from the main to the property line, hereinafter referred to as “stub service,” prior to completion of street
construction, the City will provide such service for sixty percent (60%) of the then current installation cost for such
service. At such time that meter installation is requested, the remaining balance of the then current rate shall be
collected and paid for by such developer or applicant. (Ord. 4287, 8 -13-1990; Ord. 5907, 12-10-2018)
4-6-090 UTILITY LINES – UNDERGROUND INSTALLATION:
A. PURPOSE:
The purpose of these provisions is to ensure the health, safety, and welfare of the residents of the community and to
establish minimum requirements and procedures for the underground installation and relocation of electrical and
communication facilities within the City.
B. ADMINISTERING AND ENFORCING AUTHORITY:
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 628/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
The Community and Economic Development Administrator is responsible for the general administration and
coordination of this Section.
C. APPLICABILITY:
1. All new electrical or communication facilities shall be required to be installed underground, pursuant to the
standards of this Section.
2. Existing overhead power and utility facilities abutting a development or redevelopment site triggering street
frontage improvements under RMC 4-6-060 shall be required to be relocated underground, pursuant to the standards
of this Section.
D. EXEMPTIONS:
1. The following are exemptions to the requirements of this Section:
a. Overhead power and utility facilities adjacent to a redevelopment site where a street modification under
RMC 4-9-250D is granted to keep the existing overhead power and/or utility facilities above ground.
b. Electric utility substations, pad-mounted transformers and switching facilities not located on the public
right-of-way.
c. Electric transmission systems of a voltage fifty five (55) kv or more (including poles and wires) and
equivalent communication facilities where the utility provider providing electrical energy provides at its
expense an underground street lighting circuit (including all conductors and conduits) to a point on the poles at
least forty feet (40') above ground to serve utility provider owned street lighting fixtures to be mounted on the
poles at said location.
d. Ornamental street lighting standards.
e. Telephone pedestals and other equivalent communication facilities.
f. Police and fire sirens, or any similar municipal equipment, including traffic -control equipment.
g. Replacement of overhead facilities for a distance of three (3) or fewer spans (four (4) poles) or five hundred
feet (500') exclusive of replacements due to casualty damage.
h. Extensions, duplications, relocations or rebuilds to existing overhead electrical and communication facilities
under the following conditions:
i. When there are continuing requirements for poles, such as services to residences of King County when
those residences are not required to be undergrounded. However, if there is a reasonable likelihood that
undergrounding would occur in the foreseeable future, conduit for underground crossings should be
installed whenever feasible as part of any ongoing street construction, reconstruction or overlayment
project.
ii. When there are existing overhead electrical or communication facilities that will not be removed (such
as high tension wires), and the electrical and communication facilities to be removed by undergrounding
are parallel to facilities that will not be removed.
iii. When an existing single-family home is served with overhead electrical power lines from a pole that
also serves other properties. However, this exemption is merely a deferral; the property owner shall sign a
recordable covenant agreeing to participate in undergrounding when the majority of the other properties
served from the pole are undergrounded.
i. Installations where the Administrator determines:
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 629/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. There is a technological difficulty associated with the particular facility, or the particular real property
involved; or
ii. The cost of undergrounding such a facility outweighs the general welfare consideration implicit in
underground installation; or
iii. The growth pattern of the area has not been sufficiently established to determine the ultimate service
requirements or major service routes. (Ord. 5798, 4 -25-2016)
E. PERMITS:
1. Permit Required: All new or replaced electrical or communication facilities shall require a permit from the City
of Renton prior to construction.
2. Fees Required: Fees shall be set forth in the City’s Fee Schedule published and on file with the City Clerk.
3. As-Built Plans Required for Underground Projects: As-built project drawings in a form and scale conforming
to generally accepted engineering practice shall be submitted in duplicate to the Development Services Division of
the Department of Community and Economic Development within thirty (30) calendar days of the completion of
any underground project within the City.
F
DESIGN STANDARDS:
1. Standards Applicable: All conductors, switches, transformers, and regulating devices shall be installed in
accordance with the applicable national, State, and local safety standards. All structural devices shall be designed in
accordance with the provisions of the latest edition of the International Building Code, subject to the provisions of
the immediately following subsection. All conduit installations shall comply with City of Renton standards.
2. Coordination with Other Facilities Required: All underground facilities shall be installed to coordinate with
other underground facilities, i.e., water, sewer and gas pipelines, traffic control and other signal systems. When
coordination requires installation practices that are more restrictive or demanding than the minimum standards
required by applicable national, State and local codes and safety standards, the requirements of coordination shall be
governing and controlling.
3. Wheel Load Requirements – Minimum: All vaults, handholes, ventilation gratings, and access covers and
conduit in public rights-of-way shall be strong enough to withstand a minimum ten thousand (10,000) pound wheel
load. This wheel load requirement may be restricted to traveled street areas, provided the utility provider assumes
responsibility for upgrading facilities beyond the original traveled street areas if subsequent widening occurs.
4. Grading of Streets: Streets shall be graded to subgrade prior to the installation of underground facilities.
5. Joint Trenches: The utilization of a single trench (a joint or common trench) by all utility providers and/or
franchise holders is authorized and encouraged.
a. Delay of Permit Issuance: If at the time of application for an underground permit it does not appear that all
utility providers involved in the undergrounding project have made appropriate arrangements for common
trenches, the Administrator may delay issuance of the permit until all utility providers involved in the
relocation have provided satisfactory justification to the Administrator for not utilizing the common trench.
b. Provision for Joint Services Across Public Right-of-Way Required: Where new structures require
underground services that extend into or across public right-of-way to existing overhead distribution systems
the property owner, owner’s agent or other persons applying for underground services shall provide adequate
provisions and capacity for joint service usage in a trench with conduit or other required facilities for present
and future service extensions to the structure.
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 630/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Responsibility for Notice: The principal utility to initiate the street crossing by owners, owners’ agent or
other persons’ request shall notify the remaining electrical or communication utility when the common trench is
available.
6. Standards for Above-Ground Installations: Any equipment exempted in subsection D of this Section, or
otherwise permitted to be installed above ground, shall:
a. Be placed within an enclosure or part of the building being served, or
b. Be screened with masonry, decorative panels, and/or evergreen trees, shrubs, and landscaping sufficient to
form an effective sight barrier within a period of five (5) years. The utility provider shall be responsible for the
installation, maintenance, repair, or replacement of the screening materials when the above -ground facility is
located on real property owned by the utility provider. When an above -ground facility is located on
non-utility-owned real property, the owner(s) shall bear the expense of installation, maintenance, repair or
replacement of screening materials.
c. Be constructed with space frames and structural arrangements for holding equipment that is designed to have
an uncluttered and neat appearance.
7. Standards for Above-Grade Pole Line Installations: If above-grade pole line installations are permitted under
the variance procedures of this Section, conductors shall be placed in vertical alignment or any other alignment
designated by the Public Works Administrator or designee.
G. VARIANCES:
Requests to vary from undergrounding requirements that do not meet the above exemption criteria shall be
processed as variances. See RMC 4-9-250. (Ord. 5798, 4-25-2016)
H. APPEALS:
Any decisions made in the administrative process described in this Section may be appealed pursuant to RMC
4-8-110, as it exists or may be amended.
I. VIOLATIONS OF THIS SECTION AND PENALTIES:
Unless otherwise specified, violations of this Section are code violations subject to chapter 1 -10 RMC, as it exists or
may be amended.
(Ord. 2432, 9-23-1968; Ord. 2496, 8-25-1969; Ord. 3318, 5-14-1979, eff. 5-23-1979; Ord. 3592, 12-14-1982; Ord.
3763, 12-12-1983; Ord. 3832, 8-13-1984; Ord. 3951, 10-21-1985; Ord. 4352, 5-11-1992; Ord. 5156, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5875, 1-22-2018; Ord. 6034, 11-15-2021)
4-6-100 DEFINITIONS OF TERMS USED IN THIS CHAPTER:
AIR GAP: A physical vertical separation through the free atmosphere sufficient to prevent backflow between the
free-flowing discharge end of the potable water system and the overflow level of the receiving vessel, tank,
plumbing fixture, or any other system. Physically defined as a distance greater than or equal to twice the diameter of
the supply pipe diameter, but in no case less than one inch (1"). (Ord. 4312, 5 -13-1991)
APPROVED: (for purposes of the Water Utility Provisions) Approved in writing by the Washington State
Department of Health or other agency having jurisdiction. (Ord. 4312, 5 -13-1991)
AUXILIARY SUPPLY: Any water source or system on or available to the premises other than the purveyor
approved potable water supply. (Ord. 4312, 5-13-1991)
BACKFLOW: The flow of water or any other liquid, gas, or substance from any source back into the distribution
pipes of the potable water supply system. (Ord. 4312, 5-13-1991)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 631/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
BACKFLOW PREVENTER: An approved assembly which prevents the backflow of water or any other liquid,
gas, or substance from any source back into the distribution pipes of the potable water supply system. (Ord. 4312,
5-13-1991)
BACKSIPHONAGE: The flow of water or any other liquid, gases, or substances from any source back into the
distribution pipes of the potable water supply system caused by the reduction of pressure in the potable water supply
system. (Ord. 4312, 5-13-1991)
BEST MANAGEMENT PRACTICES (BMPs): The methods of improving stormwater quality by preventing or
reducing the discharge of pollutants, directly or indirectly, into stormwater, surface water, and groundwater. Such
practices encompass a variety of managerial, operational, and structural measures that will reduce the amount of
contaminants in stormwater and improve the quality of water resources. BMPs are separated into two (2) broad
categories: source control and treatment. Source control BMPs prevent contaminants from entering water bodies or
stormwater runoff. Treatment BMPs are structures that treat stormwater to remove contaminants. See also RMC
4-11-020 for BEST MANAGEMENT PRACTICES – WETLANDS. (Ord. 5478, 8-3-2009)
BMPs: See BEST MANAGEMENT PRACTICES (BMPs), supra, and RMC 4 -11-020. (Ord. 5478, 8-3-2009)
BUILDING DRAIN: That part of the lowest horizontal piping of a drainage system which receives the discharge
from soil, waste, and other drainage pipes inside the walls of the building and conveys it to the building sewer,
beginning five feet (5') outside the inner face of the building walls. (Ord. 4343, 2 -3-1992)
BUILDING SEWER: See “Sewer, Building.” (Ord. 4343, 2-3-1992)
BUSINESS: A general term for publicly and privately owned institutional, commercial, and industrial sites which
have the potential to generate pollutants to the municipal separate storm sewer system (MS4). This includes
multi-family housing developments (e.g., apartment developments, condominium developments).
COMBINED SEWER: A sewer receiving both surface runoff and sewage. (Ord. 4343, 2 -3-1992)
CONTAMINANT: A substance that will impair the quality of the water to a degree that it creates a serious health
hazard. (Ord. 4312, 5-13-1991)
CROSS CONNECTION: Any physical or potential arrangement whereby a public water system is connected,
directly or indirectly, with any other nonpotable water system, drain, sewer, conduit, pool, storage reservoir,
plumbing fixture, or other device which contains, or may contain, contaminated water, sewer, or other waste liquid
of unknown or unsafe quality which may be capable of imparting contamination to the public water system as a
result of backflow. Bypass arrangements, jumper connections, removable sections, swivel or change -over devices,
or other temporary or permanent devices through which backflow may occur are considered to be cross connections.
(Ord. 4312, 5-13-1991)
DOUBLE CHECK VALVE ASSEMBLY: An approved assembly composed of two (2) single, independently
acting check valves, either spring loaded or internally weighted, installed as a unit between two (2) tightly closing
shutoff valves and having suitable connections for testing. (Ord. 4312, 5 -13-1991)
FWPCA: The Federal Water Pollution Control Act of 1956, PL 84 -660, together with the amendments of 1966,
1972, and as same may be hereafter amended; Public Law 92 -500 and all subsequent amendments thereto. (Ord.
4343, 2-3-1992)
HEALTH HAZARD: A physical or toxic hazard which could be dangerous to health. (Ord. 4312, 5 -13-1991)
ILLICIT CONNECTION: Any infrastructure connection to the municipal stormwater sewer system that is not
intended, permitted, or used for collecting and conveying stormwater or non -stormwater discharges allowed as
specified in RMC 4-6-030. Examples include sanitary sewer connections, floor drains, channels, pipelines, conduits,
inlets, or outlets that are connected directly to the MS4. (Ord. 5478, 8-3-2009; Ord. 5873, 1-8-2018)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 632/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ILLICIT DISCHARGE: Any discharge to the MS4 that is not composed entirely of stormwater or of
non-stormwater discharges allowed as specified in RMC 4-6-030. This includes discharges resulting from
inadequate implementation of source control BMPs. (Ord. 5478, 8-3-2009; Ord. 5873, 1-8-2018)
INDUSTRIAL WASTES: The liquid wastes from industrial process as distinct from sanitary sewage. (Ord. 4343,
2-3-1992)
INFILTRATION: The volume of water or groundwater entering sewers and building sewer connections from the
soil through defective joints, broken or cracked pipe, improper connections, or other structural failures. (Ord. 4343,
2-3-1992)
LONG-RANGE WASTEWATER MANAGEMENT PLAN: See City Comprehensive Sewer Plan. (Ord. 4343,
2-3-1992)
MS4: See “Municipal Separate Storm Sewer System.” (Ord. 5478, 8-3-2009)
MUNICIPAL SEPARATE STORM SEWER SYSTEM: A conveyance or system of conveyances (including
roads with drainage systems, municipal streets, catch basins, curbs, gutters, ditches, manmade channels, or storm
drains):
a. Owned or operated by the City of Renton;
b. Designed or used for collecting or conveying stormwater;
c. Which is not part of a publicly owned treatment works (POTW) as defined at 40 CFR 403.3(q);
d. Which is not a combined sewer; and
e. Which is defined as “large” or “medium” or “small” or otherwise designated by Ecology pursuant to 40 CFR
122.26. (Ord. 5478, 8-3-2009; Ord. 5873, 1-8-2018)
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) STORMWATER
DISCHARGE PERMIT: A permit issued by the Environmental Protection Agency (EPA) (or by Ecology under
authority delegated pursuant to 33 U.S.C. Section 1342(b)) that authorizes the discharge of pollutants to waters of
the United States, whether the permit is applicable on an individual, group, or general area -wide basis. (Ord. 5478,
8-3-2009)
NATURAL OUTLET: Any outlet into a watercourse, pond, ditch, lake, or other body of surface or groundwater.
(Ord. 4343, 2-3-1992)
NPDES: See “National Pollutant Discharge Elimination System (NPDES) Stormwater Discharge Permit.” (Ord.
5478, 8-3-2009)
POTABLE WATER: Water which is safe for human consumption, as described by the public health authority
having jurisdiction. (Ord. 4312, 5-13-1991)
POTW: See “Publicly Owned Treatment Works.” (Ord. 5478, 8 -3-2009)
PRESSURE VACUUM BREAKER: An assembly consisting of a spring loaded check valve and independently
operating air inlet valve, inlet and discharge shutoff valve, and properly installed test cocks. The air inlet valve is
internally loaded to the open position, normally by means of a spring. This internal loading allows the assembly to
be installed on the pressure side of a shutoff valve. It is designed to protect against backsiphonage only. (Ord. 4312,
5-13-1991)
PUBLICLY OWNED TREATMENT WORKS: Any device or system used in treatment of municipal sewage or
industrial wastes of a liquid nature which is publicly owned. (Ord. 5478, 8 -3-2009)
Renton Municipal Code
Chapter 6 STREET AND UTILITY STANDARDS
Page 633/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
REDUCED PRESSURE PRINCIPLE BACKFLOW PREVENTER: An assembly consisting of two (2)
independently acting spring operated check valves, separated by a spring loaded differential pressure relief valve,
which is installed as a unit between two (2) tightly closing shutoff valves and having suitable connections for
testing. (Ord. 4312, 5-13-1991)
SEWAGE: A combination of the water-carried wastes from residences, commercial buildings, institutions, and
industrial establishments, together with such ground, surface, and stormwaters as may be present. (Ord. 4343,
2-3-1992)
SEWAGE TREATMENT PLANT: Any arrangement of devices and structures used for treating sewage.
SEWAGE WORKS: All facilities for collecting, pumping, treating, and disposing of sewage.
SEWER: A pipe or conduit for carrying sewage.
SEWER, BUILDING: The extension from the building drain to the public sewer or other place of disposal.
SEWER, PUBLIC: That portion of a sanitary sewer and its appurtenances located on property, easements, and
rights-of-way held, owned, controlled, and accepted by the City or other public authority.
SEWER, SANITARY: A sewer which carries sewage and to which storm, surface, and groundwaters are not
intentionally admitted.
SIDE SEWER: See “Sewer, Building.”
SIDE SEWER STUB: That portion of the building sewer between primary collection lines and individual property
lines.
SOURCE CONTROL: A practice to implement preventative measures to stop pollution before it enters the MS4
and subsequently flows to receiving waters. Source control aims to address accumulation of non -point source
pollutants such as fertilizers, oil and grease, washwater, etc., that originate from daily business/site activities, spill
incidents, improper disposal, or other indirect sources.
SOURCE CONTROL BEST MANAGEMENT PRACTICES (BMPs): A structural or nonstructural BMP
intended to prevent contaminants from entering surface water, stormwater, or groundwater including the
modification of processes to eliminate the production or use of contaminants. Structural source control BMPs
involve the construction of a physical structure on site, or other type of physical modification to a site (e.g., a
covered storage area); nonstructural source control involves the modification or addition of managerial or behavioral
practices.
SOURCE CONTROL INSPECTION: A site visit, or follow-up, conducted by the Public Works Administrator to
assess compliance with source control requirements.
STORM SEWER and STORM DRAIN: A sewer which carries storm and surface waters and drainage, but
excludes sewage and polluted industrial wastes.
STORMWATER: Runoff during and following precipitation and snowmelt events, including surface runoff,
drainage, or interflow. (Ord. 5873, 1 -8-2018)
WATERCOURSE: A channel in which a flow of water occurs either continuously or intermittently. (Ord. 4343,
2-3-1992; Ord. 6074, 7-18-2022)
4-6-110 VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1 -3-1. (Ord. 4856,
8-21-2000; Ord. 5159, 10-17-2005)
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 634/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 7
SUBDIVISION REGULATIONS
CHAPTER GUIDE: Chapter 4-7 RMC contains procedures and review criteria for subdivisions, binding site plans,
and lot line adjustments. Submittal requirements can be found in chapter 4-8 RMC, and fee information can be
found in chapter 4-1 RMC. Detailed improvement requirements, such as streets and utilities can be found in chapter
4-6 RMC.
This Chapter last amended by Ord. 6097, December 5, 2022.
4-7-010 TITLE, PURPOSE AND SCOPE
4-7-020 ADMINISTERING AUTHORITY
4-7-030 NOTIFICATION OF OTHER AGENCIES
4-7-040 EXCEPTIONS
4-7-050 GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT AND LOT LINE ADJUSTMENT
PROCEDURES
4-7-060 DETAILED PROCEDURES FOR LOT LINE ADJUSTMENTS
4-7-070 DETAILED PROCEDURES FOR SHORT SUBDIVISIONS
4-7-080 DETAILED PROCEDURES FOR SUBDIVISION
4-7-090 UNIT LOT SUBDIVISIONS
4-7-100 INSTALLATION OF IMPROVEMENTS OR BONDING IN LIEU OF IMPROVEMENTS
4-7-110 FINAL PLAT PROCEDURES
4-7-120 COMPATIBILITY WITH EXISTING LAND USE AND PLAN – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS
4-7-130 ENVIRONMENTAL CONSIDERATION – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS
4-7-140 PARKS AND OPEN SPACE
4-7-150 STREETS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS
4-7-160 RESIDENTIAL BLOCKS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS
4-7-170 RESIDENTIAL LOTS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS
4-7-180 INDUSTRIAL AND COMMERCIAL BLOCKS AND LOTS – GENERAL REQUIREMENTS AND
MINIMUM STANDARDS
4-7-190 PUBLIC USE AND SERVICE AREA – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS
4-7-200 INSTALLATION OF UTILITIES – GENERAL REQUIREMENTS AND MINIMUM STANDARDS
4-7-210 OTHER IMPROVEMENTS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS
4-7-220 HILLSIDE SUBDIVISIONS
4-7-230 BINDING SITE PLANS
4-7-240 VARIANCES
4-7-250 VIOLATIONS OF THIS CHAPTER AND PENALTIES
4-7-010 TITLE, PURPOSE AND SCOPE:
A. TITLE:
This Chapter shall be hereinafter known as the City of Renton Subdivision Code.
B. PURPOSE:
The purpose of this Chapter is to provide rules, regulations, requirements, and standards for subdividing land in the
City, and for administrative procedures for adjustments of lot lines in the City, ensuring that the public health,
safety, general welfare, and aesthetics of the City shall be promoted and protected; that orderly growth,
development, and the conservation, protection and proper use of land shall be ensured; that proper provisions for all
public facilities (including circulation, utilities, and services) shall be made; that the site characteristics shall be
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 635/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
taken into consideration; that conformance with provisions set forth in the City Zoning Code and Comprehensive
Plan shall be insured.
C. SCOPE:
1. Division: This Chapter shall apply to the division of land for sale or lease into two (2) or more parcels and to the
modification of lot lines between adjoining parcels.
2. City Approval of Segregations Required: Segregations require plat or short plat approval by the City of Renton.
a. Method of Calculating Lot Size for a Segregation: For the purposes of computing the size of any
segregation which borders on a street or road, the lot size shall be expanded to include that area which would be
bounded by the centerline of the road or street and the side lot lines of the lot running perpendicular to such
centerline.
D. CONFLICTS WITH OTHER CODES:
Where this Chapter imposes greater restrictions or higher standards upon the development of land than other laws,
ordinances or restrictive covenants, the provisions of this Chapter shall prevail.
E. STATE ENABLING LEGISLATION AS IT APPLIES TO THIS CHAPTER:
This Chapter is in conformance with chapter 58.17 RCW regulating platting, subdivision, adjusting lot lines, and the
dedication of land; and further provides for administrative procedures for the adjustment of lot lines.
4-7-020 ADMINISTERING AUTHORITY:
A. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT (“THE DEPARTMENT”):
The Department of Community and Economic Development is responsible for the administration and coordination
of this Chapter including but not limited to reviewing all engineering and technical requirements of this Chapter,
unless another department is authorized to administer and enforce a specific section or sections. (Ord. 5907,
12-10-2018)
B. ADMINISTRATOR:
The Community and Economic Development Administrator shall review and make recommendations to the Hearing
Examiner for preliminary plats, but shall have the authority to approve short plats and final plats. (Ord. 5676,
12-3-2012)
C. HEARING EXAMINER:
The Hearing Examiner is authorized to hold a public hearing on all preliminary plats and approve, conditionally
approve, or deny all preliminary plats.
D. PUBLIC WORKS ADMINISTRATOR:
The Administrator of the Department of Public Works is authorized to sign final plats approved by the
Administrator of the Department of Community and Economic Development. (Ord. 5519, 12 -14-2009; Ord. 5868,
12-11-2017; Ord. 5907, 12-10-2018)
4-7-030 NOTIFICATION OF OTHER AGENCIES:
A. NOTICE TO OTHER JURISDICTIONS:
Notice of the filing of a preliminary plat of a proposed subdivision in the City, which subdivision is adjacent to or
abutting the City’s municipal boundaries, or which contemplates the use of King County’s or any other city’s
utilities shall be sent to the appropriate county or city authorities.
B. NOTICE FOR STATE HIGHWAYS:
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 636/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Notice of the filing of a preliminary plat or short plat located abutting the right -of-way of a State highway shall be
sent to the State Department of Transportation. (Ord. 5676, 12-3-2012)
4-7-040 EXCEPTIONS:
A. CHAPTER INAPPLICABLE:
The provisions of this Chapter do not apply to:
1. Cemeteries and burial plots while used for that purpose.
2. Divisions made by testamentary provisions, or the laws of descent.
3. Division of land due to condemnation or sale under threat thereof, by an agency or division of government vested
with the power of condemnation, or by court judgment.
4. Divisions of land classified for industrial or commercial use into lots or tracts when the City has approved a
binding site plan in accordance with all applicable requirements of the Renton Municipal Code and chapter 58.17
RCW. (Ord. 4954, 2-11-2002)
4-7-050 GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT AND LOT LINE ADJUSTMENT
PROCEDURES:
A. PREAPPLICATION 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.
B. APPLICATION FOR LOT LINE ADJUSTMENT – GENERAL OVERVIEW OF PROCEDURES:
The general administrative procedures for processing applications for a lot line adjustment are as follows:
1. Application: The completed application is filed with the Department.
2. Review: The application is reviewed by the Department staff.
3. Decision: The adjustment is either approved, modified, or denied by the Administrator. (Ord. 5676, 12 -3-2012)
4. Recording: The approved lot line adjustment is recorded by the City Clerk with the King County Recorder’s
Office. (Ord. 5907, 12-10-2018)
C. APPLICATION FOR SHORT SUBDIVISION – GENERAL OVERVIEW OF PROCEDURES:
The general procedures for processing applications for a short subdivision are as follows:
1. Application: The completed application is filed with the Department.
2. Public Notice: Public comment is requested by the following: (a) a notice board on the site, (b) a notice in a
newspaper of general local circulation, and (c) written notice is mailed to all property owners within three hundred
feet (300') of the subject property. A fourteen (14) day comment period is provided prior to a determination on the
application.
3. Review: The application is reviewed by the Department and other interested City departments and outside
agencies.
4. Short Plats: The Administrator may approve, modify, or deny the short subdivision; or transfer the matter to the
Hearing Examiner for a public hearing and decision. (Ord. 5519, 12 -14-2009; Ord. 5676, 12-3-2012)
5. Improvements: The Department will confirm that the required improvements have been installed by the
applicant, or deferred by the Administrator. (Ord. 5156, 9 -26-2005; Ord. 5519, 12-14-2009; Ord. 5676, 12-3-2012)
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 637/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
6. Recording: The final short plat is submitted to the Department for final review, approval and recording with the
King County Recorder’s Office. (Ord. 5519, 12 -14-2009; Ord. 5907, 12-10-2018)
D. APPLICATION FOR SUBDIVISION – GENERAL OVERVIEW OF PROCEDURES:
The general procedures for processing an application for a subdivision are as follows:
1. Application: The completed application is filed with the Department.
2. Public Notice: Public comment is requested by the following: (a) a notice board on the site, (b) a notice in a
newspaper of general local circulation, and (c) written notice is mailed to all property owners within three hundred
feet (300') of the subject property. A fourteen (14) day comment period is provided prior to a public hearing on the
application.
3. Initial Review: The application is reviewed by the Department and other interested City departments and outside
agencies.
4. Recommendation: The Administrator will send a recommendation to the Hearing Examiner along with the
environmental determination.
5. Hearing: The Hearing Examiner shall hold a public hearing and issue a final determination regarding the
preliminary plat. (Ord. 5519, 12-14-2009)
6. Improvements: The Department will confirm that the required improvements have been installed by the
applicant, or deferred by the Administrator. (Ord. 5156, 9 -26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
7. Final Review: The applicant submits the final plat to the Department for its review. The Department shall
approve, deny, or return to the applicant for modification or correction a proposed final plat. If approved, the final
plat will be forwarded to the Administrator of the Public Works Department for signing. (Ord. 5519, 12 -14-2009;
Ord. 5907, 12-10-2018)
8. Recording: The approved final plat is recorded with the King County Recorder’s Office. (Ord. 5519, 12 -14-2009;
Ord. 5868, 12-11-2017)
4-7-060 DETAILED PROCEDURES FOR LOT LINE ADJUSTMENTS:
A. PURPOSE:
A lot line adjustment shall only be used to transfer land between abutting legally created lots for the purpose of
rectifying a disputed property line location or freeing such a boundary from any difference or discrepancies,
improving lot design or access, or attaining compliance with Title IV standards or requirements, provided no
additional lot, parcel or tracts are created. (Ord. 5676, 12 -3-2012; Ord. 5728, 10-20-2014)
B. PRINCIPLES OF ACCEPTABILITY:
A lot line adjustment shall be consistent with the following principles of acceptability:
1. Correcting: Adjust lot lines including the elimination of a common lot line in order to correct property line or
setback encroachments;
2. Improving: Create better lot design, or improve vehicular access to a public street;
3. Approval Criteria:
a. An additional lot, parcel or tract shall not be created; and
b. The subject lots, parcels or tracts are within the same zoning district; and
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 638/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. The proposed adjustments shall not cause the lots, parcels or tracts to increase the nonconformity with
respect to applicable zoning (see chapter 4-2 RMC), subdivision and other code requirements pertaining to lot
design, building location, and development standards; and
d. The adjusted lot line(s) is shared by the subject lots.
4. Non-Evasive: Lot line adjustments shall not serve to eliminate or circumvent any state or local requirements,
including but not limited to frontage improvements, payment of fee-in-lieu, payment of latecomer fees or the
installation of required infrastructure.
a. Assessment of fees, right-of-way dedication and frontage improvements for the entire length of the property
line(s) bordering rights-of-way may be required as a condition of approval for a lot line adjustment.
b. Lots, parcels or tracts that are increased in area by lot line adjustments shall not be permitted to be
subdivided for five (5) years following the date upon which the lot line adjustment is recorded or three (3) years
following the approval of a lot line adjustment, whichever is longer, unless the following is met:
i. The subdivision application includes all lots, parcels and tracts involved in the lot line adjustment in the
overall subdivision; or
ii. All required infrastructure, including but not limited to frontage improvements, required infrastructure
and utility lines are constructed along the frontage of all lots included in the lot line adjustment. (Ord.
5728, 10-20-2014; Ord. 6068, 6-13-2022)
C. SUBMITTAL REQUIREMENTS FOR LOT LINE ADJUSTMENTS:
Shall be as stipulated in RMC 4-8-120. (Ord. 5728, 10-20-2014)
D. FEES:
Shall be as stipulated in the City of Renton Fee Schedule. (Ord. 5728, 10 -20-2014; Ord. 5984, 10-16-2020)
E. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will review and take action on the proposed lot line adjustment within thirty
(30) working days of receiving a completed application.
2. Action: The Administrator may approve, request corrections by the applicant, approve with modifications, or
deny the application for a lot line adjustment.
3. Approval: If approved, the lot line adjustment map shall be signed and dated by the Administrator. The applicant
shall be notified in writing of the decision. The signed map shall be filed with the King County Recorder’s Office.
(Ord. 5907, 12-10-2018)
4. Approval with Modification(s): If modification(s) are deemed necessary by the Administrator, they may be
added to the original lot line adjustment map or a revised map may be required. The applicant will be notified of any
such modification action. If a modification of the original lot line adjustment map, legal description or other
information is necessary, the projected approval date may be extended.
5. Denial: If denied, the lot line adjustment shall be marked “Denied” and the applicant shall be notified in writing
of the decision, stating the reasons therefor. (Ord. 5728, 10 -20-2014)
F. FINAL RECORDING:
The lot line adjustment does not become effective until it is recorded with the King County Recorder’s Office. After
two (2) copies of the signed map are made for City records, the map shall be sent to the City Clerk’s office for
recording. It is the responsibility of the City Clerk to record the approved map and new legal descriptions. All maps
need to be on paper and mailed. (Ord. 5450, 3-2-2009; Ord. 5728, 10-20-2014; Ord. 5907, 12-10-2018)
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 639/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
G. TRANSFER OF TITLE:
The recording of a lot line adjustment does not constitute a transfer of title. Separate deeds to this effect must be
recorded with the King County Recorder’s Office and are not subject to these provisions. (Ord. 5907, 12 -10-2018)
H. EXPIRATION PERIOD:
If the lot line adjustment is not recorded within two (2) years of the date of approval, the lot line adjustment shall be
null and void. Upon written request of the applicant, the Planning/Building/Public Works Department may grant one
extension of not more than one year. Such request must be received by the Department prior to the two (2) year
expiration date. (Ord. 5907, 12-10-2018)
4-7-070 DETAILED PROCEDURES FOR SHORT SUBDIVISIONS:
A. PURPOSE:
The procedures regulating short subdivisions, including segregations of nine (9) or fewer lots, are established to
promote orderly and efficient division of lots on a small scale, avoiding placing undue burdens on the applicant and
to comply with provisions of chapter 58.17 RCW. (Ord. 5907, 12-10-2018)
B. PRINCIPLES OF ACCEPTABILITY:
A short plat shall be consistent with the following principles of acceptability:
1. Legal Building Sites: Create legal building sites which comply with all provisions of the City Zoning Code.
2. Access: Establish access to a public road for each segregated parcel.
3. Physical Characteristics: Have suitable physical characteristics. A proposed short plat may be denied because of
flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of
approval, and such improvements shall be noted on the final short plat.
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and
sanitary wastes.
C. SCOPE:
1. Short Plat Process Applicable to Division into Nine (9) or Less Lots: Any land being divided into nine (9) or
less parcels, lots, tracts, sites, or subdivisions, including segregations, and that has not been divided in a short
subdivision within the preceding five (5) years, shall conform to the procedures and requirements of this Section.
For the purpose of distinguishing a short plat application from a preliminary plat application, tracts proposed to be
created for the purpose of ensuring the continued protection of features or facilities located therein, with equal and
undivided ownership among the lot owners, their successors and heirs, shall not contribute to the total number of
subdivided units of land.
2. Preliminary Plat Required for Certain Divisions: No application for a short subdivision shall be approved if
the land being divided is held in common ownership with a contiguous parcel that has been subdivided in a short
subdivision within the preceding five (5) years. Such applications shall be processed as preliminary plat, rather than
a short plat. (Ord. 5793, 4-25-2016)
D. PRE-APPLICATION MEETING:
An applicant may submit materials for preliminary staff review prior to submittal of the short plat application. Staff
shall review the materials and inform the applicant of any initial concerns and recommendations for revisions. This
shall not preclude staff from making further recommendations. Required materials are as follows and shall provide
the content, details and number of copies as officially declared by the Administrator:
1. Project narrative;
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 640/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Vicinity map;
3. Site plan; and
4. Other materials that may be applicable to the subject property, as officially declared by the Administrator. (Ord.
5793, 4-25-2016)
E. SUBMITTAL REQUIREMENTS FOR SHORT SUBDIVISION:
Submittal requirements for a short subdivision application shall be as stipulated in RMC 4 -8-120.
F. REFERRAL TO OTHER DEPARTMENTS AND AGENCIES:
Upon receipt of an application for a short plat, the Department shall transmit one copy to any department or agency
as warranted.
G. PUBLIC NOTICE:
Public notice shall be provided in accordance with RMC 4 -8-090, Public Notice Requirements. (Ord. 5676,
12-3-2012; Ord. 5793, 4-25-2016)
H. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will review and take action on the proposed short plat within the time limits as
defined in chapter 58.17 RCW. A fourteen (14) day public comment period shall be provided prior to any final
action by the Administrator on the proposed short plat. (Ord. 5793, 4 -25-2016; Ord. 5907, 12-10-2018)
2. Action: The Administrator may approve, approve with modifications, or deny the application for a short plat.
Action for short plats otherwise referred to the Hearing Examiner shall be by the Hearing Examiner. Every decision
or recommendation made under this Section shall include findings of fact and conclusions to support the decision or
recommendation. (Ord. 5519, 12-14-2009)
3. Approval: If the Administrator finds that the proposed plat makes appropriate provisions for the public health,
safety, and general welfare and for such open spaces, drainage ways, streets, alleys, other public ways, water
supplies, sanitary wastes, parks, playgrounds, sites for schools and school grounds and all other relevant facts and
that the public use and interest will be served by the proposed short plat, then it shall be approved. The applicant
shall be notified in writing of the decision.
4. Approval with Modification(s): If modification(s) are deemed necessary by the Administrator, then they may be
added to the preliminary short plat map or a revised map may be required. The applicant will be notified of any such
modification action. If a modification of the preliminary short plat map, legal description or other information is
necessary, the projected approval date may be extended.
5. Referral to the Hearing Examiner: If the Administrator determines that there are sufficient concerns by
residents in the area of the short plat, or by City staff, to warrant a public hearing, then he/she shall refer the short
plat to the Hearing Examiner for public hearing and decision by the Hearing Examiner. Notice of the public hearing
shall be given as required for a full subdivision. (Ord. 5519, 12 -14-2009)
6. Denial: If denied, the preliminary short plat map shall be marked “Denied” and the applicant shall be notified in
writing of the decision, stating the reasons therefor.
7. Reconsideration: See RMC 4-8-100, Application and Decision – General. (Ord. 5853, 8-7-17)
I. APPEAL:
See RMC 4-8-110, Appeals. (Ord. 5853, 8-7-17)
J. RESERVED.
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 641/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5907, 12-10-2018)
K. FINAL SHORT PLAT MAP SUBMITTAL REQUIREMENTS:
The final short plat map which is submitted for filing shall be as stipulated in RMC 4 -8-120.
L. FILING SHORT PLAT:
1. Right-of-Way Dedications Require Separate Approval: Any required or proposed right-of-way dedications
must be submitted to the Department for review and approval prior to filing of the short plat. All right -of-way
dedications require approval by the Administrator or designee prior to filing of the short plat. (Ord. 5648,
12-12-2011)
2. Administrator Signature and Recording Fees: A short plat must be signed by the Administrator before it is
filed. The final signed map shall remain with the Department until such time as the applicant requests that the short
plat be recorded. The recording fees shall be paid by the applicant.
3. Recording Process: The approved short plat will be sent to the City Clerk by the Department when the short plat
is final and all prerequisites to filing have been completed. The short plat shall be filed by the City Clerk for record
in the King County Recorder’s Office and shall not be deemed approved until so filed. (Ord. 5907, 12 -10-2018)
M. EXPIRATION PERIOD:
1. Expiration: A preliminary short plat approval shall lapse unless recorded with the King County Recorder’s
Office within seven (7) years of the date of preliminary short plat approval if the date of preliminary short plat
approval is on or before December 31, 2014, and within five (5) years of the date of preliminary short plat approval
if the date of preliminary short plat approval is on or after January 1, 2015.
2. Extension: One single-year extension may be granted to an applicant who files a written request with the
Administrator at least thirty (30) days before the expiration of preliminary short plat approval, provided the
Administrator finds that the applicant has obtained issuance of a construction permit and has made sustained
progress towards final construction, engineering, and surveying necessary to record a final plat.
3. Authority to Add or Alter Conditions: The City reserves the authority to add or alter conditions and
requirements when considering extension requests for approval pursuant to RCW 58.17.140. (Ord. 5907,
12-10-2018; Ord. 5953, 11-18-2019)
N. LIMITATIONS ON FURTHER SUBDIVISION:
Any land subdivided under the requirements of this Section shall not be further divided for a period of five (5) years
without following the procedures for subdivision. Further short subdivision of lot(s) must be consistent with the
then-current applicable maximum density requirement as measured within the plat as a whole. (Ord. 5153,
9-26-2005)
O. ADMINISTRATIVE GUIDELINES:
There shall be on file with the Department, and made available with each application issued, a set of administrative
guidelines for drawing short plat maps, completing the application package and recording the plat. (Ord. 5450,
3-2-2009; Ord. 5907, 12-10-2018)
4-7-080 DETAILED PROCEDURES FOR SUBDIVISION:
A. PURPOSE:
The procedures regulating subdivisions, including segregations of ten (10) or more lots, are established to promote
orderly and efficient division of lots, avoiding placing undue burdens on the subdivider and to comply with
provisions of chapter 58.17 RCW.
B. PRINCIPLES OF ACCEPTABILITY:
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 642/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
A subdivision shall be consistent with the following principles of acceptability:
1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code.
2. Access: Establish access to a public road for each segregated parcel.
3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of
flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of
approval, and such improvements shall be noted on the final plat.
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and
sanitary wastes.
C. SCOPE:
Any land proposed to be divided into ten (10) or more parcels, lots, tracts, sites, or subdivision, including
segregations, or any land that has been divided under the short subdivision procedures within five (5) years, or any
land that is held in common ownership with a contiguous parcel divided under the short subdivision procedures
within the preceding five (5) years shall conform to the procedures and requirements of this Section. For the purpose
of distinguishing a short plat application from a preliminary plat application, tracts proposed to be created for the
purpose of ensuring the continued protection of features or facilities located therein, with equal and undivided
ownership among the lot owners, their successors and heirs, shall not contribute to the total number of subdivided
units of land. (Ord. 5793, 4-25-2016)
D. PRE-APPLICATION MEETING:
An applicant may submit materials for preliminary staff review prior to submittal of the preliminary plat application.
Staff shall review the materials and inform the applicant of any initial concerns and recommendations for revisions.
This shall not preclude staff from making further recommendations. Required materials are as follows and shall
provide the content, details and number of copies as officially declared by the Administrator:
1. Project narrative;
2. Vicinity map;
3. Site plan; and
4. Other materials that may be applicable to the subject property, as officially declared by the Administrator. (Ord.
5793, 4-25-2016)
E. NEIGHBORHOOD MEETING:
A neighborhood meeting shall be held by the applicant in accordance with RMC 4 -8-090A, Neighborhood
Meetings. (Ord. 5793, 4-25-2016; Ord. 5907, 12-10-2018)
F. SUBMITTAL REQUIREMENTS FOR PRELIMINARY PLAT APPLICATION:
Application for a preliminary plat shall be made as stipulated in RMC 4-8-120. (Ord. 5793, 4-25-2016)
G. REFERRAL TO OTHER CITY DEPARTMENTS AND AGENCIES:
The Department shall distribute one copy to the Fire and Emergency Services Department; one copy to the Police
Department; one copy to the Parks Department; and one copy to each of the public utility agencies serving the area
in which the subdivision is to be constructed. Each department or agency may file recommendations with the
Department within ten (10) working days of receipt of the preliminary plat; or in the event that a preliminary plat
meeting would be called by the Department may present their recommendation at that time. (Ord. 5793, 4 -25-2016)
H. TIME LIMITATION FOR APPROVAL OR DISAPPROVAL OF PLATS:
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 643/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
The City will review and take action on the preliminary plat application within the time limits defined in chapter
58.17 RCW. (Ord. 5793, 4-25-2016)
I. HEARING EXAMINER PUBLIC HEARING:
1. Public Hearing Required: The Hearing Examiner shall hold a public hearing on any preliminary plat and either
approve, approve with conditions or deny the preliminary plat. The Hearing Examiner shall ensure conformance
with the general purposes of the Comprehensive Plan and adopted standards. The Hearing Examiner’s decision shall
be supported by findings of fact and conclusions of law. (Ord. 5519, 12 -14-2009)
2. Public Notice Required: Public notice shall be provided in accordance with RMC 4 -8-090, Public Notice
Requirements. (Ord. 5676, 12-3-2012; Ord. 5793, 4-25-2016)
J. HEALTH AGENCY RECOMMENDATION:
The health agencies responsible for approval of the proposed means of sewage disposal and water supply shall file
with the Department, prior to the Hearing Examiner’s consideration of the preliminary plat, written statements as to
the general adequacy of the proposed means of sewage disposal and water supply. (Applicant is responsible for
submitting appropriate application forms to the Seattle-King County Health Department and for paying the Health
Department review fee.) (Ord. 5519, 12-14-2009; Ord. 5907, 12-10-2018)
K. PHASED SUBDIVISION:
The applicant may request a phased subdivision with the preliminary plat application provided the following is met:
1. The preliminary plat approval must be granted for the entire subdivision and must delineate the separate divisions
which are to be developed in increments;
2. The phasing plan shall include all land contained within the preliminary plat, including areas where off -site
improvements are being made;
3. The sequence and timing of development is identified on a phasing map;
4. Each phase shall consist of a contiguous group of lots that meets all pertinent development standards on its own.
The phase cannot rely on future phases for compliance with any section of this Title;
5. Each phase provides adequate circulation and utilities;
6. The preliminary plat approval shall be conditioned upon completion of the proposed phases in a particular
sequence and may specify a completion date for each phase; and
7. All phases shall be recorded within the original life of the preliminary plat, unless an extension is granted
pursuant to subsection L of this Section. (Ord. 5953, 11-18-2019)
L. EXPIRATION PERIOD:
1. Expiration: A preliminary plat approval shall lapse unless a final plat based on the preliminary plat, or any phase
thereof, is recorded with the King County Recorder within seven (7) years of the date of preliminary plat approval if
the date of preliminary plat approval is on or before December 31, 2014, and within five (5) years of the date of
preliminary plat approval if the date of preliminary plat approval is on or after January 1, 2015.
2. Extension: One single-year extension may be granted to an applicant who files a written request with the
Administrator at least thirty (30) days before the expiration of the original life of the preliminary plat, provided the
Administrator finds that the applicant has obtained issuance of a construction permit and has made sustained
progress towards final construction, engineering, and surveying necessary to record a final plat. (Amd. Ord. 4751,
11-16-1998)
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 644/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Additional Extension: One additional one-year extension beyond the one-year extension may be granted by the
Hearing Examiner if the applicant shows need caused by unusual circumstances or situations that occurred during
the prior extension period, which make it unduly burdensome to file the final plat. The applicant must file a written
request with the Hearing Examiner and the Administrator for this additional extension; this request must be filed at
least thirty (30) days prior to the plat expiration date. The request must include documentation as to the need for the
additional extension. (Ord. 5519, 12-14-2009)
4. Authority to Add or Alter Conditions: The City reserves the authority to add or alter conditions and
requirements when considering extension requests for approval pursuant to RCW 58.17.140(4). (Ord. 5519,
12-14-2009; Ord. 5868, 12-11-2017; Ord. 5907, 12-10-2018; Ord. 5953, 11-18-2019)
M. PLAT AMENDMENTS:
At any time after preliminary plat approval and before final plat approval, the applicant may submit an application to
the Administrator that proposes an amendment to the approved or conditionally approved preliminary plat.
1. Plat Amendments: The Administrator shall have the authority to determine whether the proposed amendment
qualifies as a major or minor amendment.
2. Major Plat Amendments: Major amendments to an approved or pending plat application shall require a new
application. For major amendments that due to extraordinary circumstances would result in a highly unreasonable
and unconscionable burden on the applicant or plat holder, if the applicant or plat holder was required to go through
a new application process, the Administrator may permit the major amendment to be treated as a minor amendment.
(Ord. 5676, 12-3-2012)
3. Minor Plat Amendments: Minor plat amendments may be reviewed and permitted as part of final plat approval.
To be considered a minor amendment, the amendment must not:
a. Decrease the aggregate area of open space in the subdivision by ten percent (10%) or more;
b. Increase the number of lots in the subdivision beyond the number previously approved;
c. Result in a violation of development standards;
d. Relocate any roadway access point to an exterior street from the plat;
e. Propose phasing of plat development; or
f. Increase significantly any adverse impacts or undesirable effects of the plat on the community or surrounding
area. (Ord. 4751, 11-16-1998; Ord. 5519, 12-14-2009; Ord. 5642, 12-12-2011)
4-7-090 UNIT LOT SUBDIVISIONS:
A. PURPOSE:
This Section is intended to allow the creation of unit lots for townhouse and cottage house development through
established subdivision procedures while generally only applying development standards to the parent site as a
whole rather than to individual unit lots, as discussed in subsection E of this Section, Exceptions.
B. APPLICABILITY:
The provisions of this Section shall only apply to subdivisions in the following cases:
1. New Townhouse Development: Subdivisions in the R-10, R-14, RMF, and CV zones intended for the purpose of
new townhouse development.
2. Existing Townhouse Development: Subdivisions in the R-10, R-14, RMF, and CV zones when the existing
townhouse developments have received a Certificate of Occupancy before October 17, 2016.
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 645/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Cottage House Developments: Subdivisions in the R-4, R-6, R-8, R-10, and R-14 zones intended for the purpose
of new single-family development, including existing single-family dwellings when integrated into proposed cottage
house developments. (Ord. 5867, 12-11-2017; Ord. 5917, 12-10-2018)
C. PRINCIPLES OF ACCEPTABILITY:
1. Parent Site: The whole parent site shall comply with all development standards as though it were a standalone
lot.
2. Access: The parent site shall have direct vehicular access to a public street. Each unit lot shall have direct
vehicular access to either a public or private roadway (see RMC 4-6-060K, Unit Lot Drives).
3. Physical Characteristics: A proposed subdivision may be denied because of the presence of flood, inundation,
wetland conditions, steep slopes, unstable soils, mineshafts, or other unsuitable site characteristics. Construction of
protective improvements may be required as a condition of approval, and such improvements shall be noted on the
final plat.
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and
sanitary wastes.
D. SCOPE AND PROCESS:
1. Short Subdivision: Unit lot subdivisions of nine (9) or fewer unit lots shall be processed as short subdivisions,
and subject to all provisions of RMC 4-7-070, Detailed Procedures for Short Subdivisions, unless otherwise
specified by this Section.
2. Subdivision: Unit lot subdivisions of ten (10) or more unit lots shall be processed as subdivisions, and subject to
all provisions of RMC 4-7-080, Detailed Procedures for Subdivision, unless otherwise specified by this Section.
3. Site Plan Review: Unit lot subdivisions shall be subject to RMC 4-9-200, Master Plan and Site Plan Review;
however, RMC 4-9-200C2b, SEPA Exempt Development, shall not apply.
E. EXCEPTIONS:
1. Residential Development Standards: Individual unit lots created for townhouses and cottage house
developments are exempt from the following standards of RMC 4 -2-110A, Development Standards for Residential
Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size,
minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious
surface area.
Individual unit lots created for cottage house development are subject to the provisions of RMC 4 -2-110G,
Development Standards for Residential Development (Cottage House Development).
2. Landscaping:
a. Townhouse Development: Individual unit lots are exempt from the following subsections of Section
4-4-070, Landscaping:
i. RMC 4-4-070F1, Street Frontage Landscaping Required;
ii. RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets;
and
iii. RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the
Right-of-Way Abutting a Front Yard.
b. Cottage House Development: Individual unit lots are exempt from RMC 4-4-070F3, Front Yard Trees
Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard.
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 646/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Parking:
a. Townhouse Development: The number of parking spaces required for attached dwellings pursuant to RMC
4-4-080F10d, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or
within the parent site; however, at least one parking space shall be provided within each unit lot.
b. Cottage House Development: The number of parking spaces required for cottage house development
pursuant to RMC 4-4-080F10d, Parking Spaces Required Based on Land Use, may be averaged and dispersed
within the parent site; provided, that at least one parking space is provided for each unit lot. (Ord. 5917,
12-10-2018)
4. Access:
a. Townhouse Development: Primary access for individual unit lots may be from a public alley.
b. Cottage House Development: Vehicle access is only required for the parent site and not individual unit lots.
5. Existing Nonconforming Developments: Legally established existing townhouse and single-family housing
intended for cottage house developments that are nonconforming with respect to development standards (e.g.,
maximum net density) shall be considered conforming for the purpose of this Section and may be subdivided
pursuant to this Section; provided, that as conditions of a unit lot subdivision approval the City may require that any
nonconforming development standard be brought into compliance to the extent feasible, as determined by the
Administrator.
F. UNIT LOT SUBDIVISION REQUIREMENTS:
1. Unit Lots: Parent sites developed or proposed to be developed with attached townhouse dwellings or cottage
houses may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts.
The whole parent site shall meet applicable development standards. Any private open space or private amenities for
a dwelling unit shall be provided on the same unit lot as the dwelling unit.
2. Siting of Unit Lots: Unit lot subdivisions that propose to incorporate one or more unit lot drives (refer to RMC
4-6-060K, Unit Lot Drives) shall site unit lots as follows:
a. For unit lot drives serving six (6) unit lots or less: At least one unit lot shall be situated towards a public
street with nothing other than open space between the public right -of-way and the unit lot.
b. For unit lot drives serving seven (7) unit lots or more: At least two (2) unit lots shall be situated towards a
public street with nothing other than open space between the public right-of-way and the unit lots.
3. Parent Site: Prior to a unit lot subdivision or any subsequent platting actions, additions or modifications to the
structure(s), the applicant shall demonstrate that the whole parent site will comply with applicable standards and
requirements of this Title (i.e., the parent site shall be reviewed as though it is a single lot without any unit lots or
tracts within). For example, building coverage of the parent site shall include all qualifying structures within the
development, including those located or proposed to be located upon individual unit lots. Portions of the parent site
not subdivided for individual unit lots shall be platted as a tract and owned in common by the owners of the
individual unit lots, or by a homeowners’ association comprised of the owners of the individual unit lots.
4. Density: The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling
unit shall be located on a unit lot.
5. Design and Open Space Standards:
a. Townhouse Development: RMC 4-2-115, Residential Design and Open Space Standards, as applied to the
R-10 and R-14 zones shall apply to unit lot subdivisions within the RMF and CV zones. Unit lot subdivisions
within the RMF and CV zones shall be exempt from RMC 4 -3-100, Urban Design Regulations.
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 647/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Cottage House Development: See RMC 4-2-115, Residential Design and Open Space Standards. (Ord.
5917, 12-10-2018)
6. Homeowners’ Association and Covenants:
a. Covenants and Homeowners’ Association: Prior to the recording of the plat, the applicant shall provide
final covenants, declarations and restrictions in a form satisfactory to the City Attorney, and shall record the
document with the King County Recorder.
b. Maintenance of Common Facilities: All common open space and facilities, private utility infrastructure,
exterior building facades and roofs, and other physical improvements to the land, as determined by the
Administrator, shall be maintained in perpetuity by the homeowners’ association, unless otherwise agreed to by
the City. The covenants, declarations and restrictions shall provide authority for the City, after providing
reasonable written notice to the homeowners’ association and opportunity to perform required maintenance, to
recover any costs incurred by the City to maintain private infrastructure or common areas due to a failure of the
homeowners’ association to adequately maintain privately owned improvements. In order to ensure that the
City can recover its costs for performing required maintenance, the City may file a lien against the property or
accept other appropriate security approved by the City.
7. Timing: Site development and building construction may commence upon approval of a site plan and issuance of
a building permit(s) for such construction and prior to final subdivision approval and recording if all applicable
permits and approvals have been obtained by the applicant. However, no dwelling unit or unit lot may be sold,
transferred, occupied or conveyed prior to final subdivision approval and recording.
8. Recorded Plat: Notes shall be placed on the plat recorded with the King County Recorder to acknowledge the
following:
a. The title of the plat shall include the phrase “Unit Lot Subdivision”;
b. Subsequent platting actions, additions or modifications to the structure(s) may not create or increase any
nonconformity of the parent site as a whole; and
c. The individual unit lots are not separate building sites and additional development of the individual unit lots
may be limited as a result of the application of development standards to the parent site. (Ord. 5818,
10-17-2016; Ord. 6042, 12-13-2021)
4-7-100 INSTALLATION OF IMPROVEMENTS OR BONDING IN LIEU OF IMPROVEMENTS:
A. REQUIRED IMPROVEMENTS:
The following tangible improvements shall be required before a final plat or a short subdivision is recorded: grading
and paving of streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers,
street lights, water mains and street name signs, together with all appurtenances thereto to specifications and
standards of this Code, approved by the Department and in accordance with other standards of the City. A separate
construction permit will be required for any such improvements, along with associated engineered plans prepared
per the City drafting standards and associated fees as listed in RMC 4-1-140 through 4-1-200, Fee Schedules. (Amd.
Ord. 4751, 11-16-1998)
B. INSPECTION, APPROVAL AND FEES:
The Department shall be responsible for the supervision, inspection and acceptance of all subdivision improvements.
C. PERMITS:
Prior to proceeding with subdivision improvements, the subdivider shall make application for such permits from the
City as are necessary. The applicant is also responsible for complying with all permit requirements of other Federal,
State and local agencies.
D. FINAL RECORDING:
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 648/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
No final plat or any short subdivision shall be recorded until all improvements are constructed in a satisfactory
manner and approved by the responsible departments or a security approved by the City has been posted for deferred
improvements. (Amd. Ord. 4751, 11 -16-1998)
E. DEFERRED IMPROVEMENTS:
See RMC 4-9-060.
4-7-110 FINAL PLAT PROCEDURES:
A. APPLICATION:
1. Submittal to Department: Application for final plat shall be filed with the Department on forms prescribed by
the Department.
2. Conformance with Preliminary Plat: The final plat shall conform with only minor modifications to the
preliminary plat. The lot configuration and number of lots must remain unchanged from the approved preliminary
plat. Minor modifications are allowed in lot line locations and dimensions of the new parcels provided all parcels are
in conformance with the lot development standards of the Zoning Code.
3. Submittal Requirements: Shall be as stipulated in RMC 4-8-120. The final plat shall be prepared by a registered
land surveyor in accordance with the requirements of the Renton surveying standards. Shall contain data sufficient
to determine readily and reproduce on the ground the location, bearing, and length of every street, easement line, lot
line, boundary line and block line on site. Shall include dimensions to the nearest one -hundredth (1/100) of a foot
and angles and bearings in degrees, minutes, and seconds.
4. Fees: Application fees are required as outlined in the City of Renton Fee Schedule.
B. REFERRAL TO OTHER DEPARTMENTS AND AGENCIES:
The Department shall distribute the final plat to all other departments, utility agencies and other governmental
agencies as warranted.
C. ADMINISTRATOR APPROVAL:
Within thirty (30) days following the date the complete final plat application has been officially accepted by the
Department, the Administrator shall approve, deny or return the final plat to the applicant for modification or
correction. For a phased subdivision, final plat approval is required for each separate phase of the preliminary plat,
as identified in the preliminary plat approval and consistent with RMC 4 -7-080K. (Ord. 5519, 12-14-2009; Ord.
5907, 12-10-2018)
D. SETTING OF MONUMENTS:
All interior monuments shall be installed prior to the release of any bond.
E. FILING FINAL PLAT:
The Administrator must provide written approval of the final plat prior to its submission to the Administrator of the
Public Works Department. The final plat must then be signed by the Public Works Administrator, the Mayor, and
the City Clerk prior to being filed with the King County Recorder’s Office by the City. (Ord. 5519, 12 -14-2009;
Ord. 5676, 12-3-2012)
F. EXPIRATION OF PLAT AFTER APPROVAL:
If a final plat has not been recorded within six (6) months after approval, the plat shall expire and be null and void.
To revitalize the expired plat, the plat shall be resubmitted as a preliminary plat. One extension to the six (6) month
period may be granted by the Administrator. (Ord. 5519, 12-14-2009; Ord. 5868, 12-11-2017; Ord. 5953,
11-18-2019)
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 649/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-7-120 COMPATIBILITY WITH EXISTING LAND USE AND PLAN – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS:
A. CONTINUITY WITH IMPROVED ADDITIONS:
No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless
the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing
street or highway. (Ord. 5519, 12-14-2009)
B. CONFORMITY WITH EXISTING PLANS:
The location of all streets shall conform to any adopted plans for streets in the City.
C. TRAILS PLANS:
If a subdivision is located in the area of an officially designed trail, provisions shall be made for reservation of the
right-of-way or for easements to the City for trail purposes.
4-7-130 ENVIRONMENTAL CONSIDERATION – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS:
A. PURPOSE:
It is the purpose of this Section to provide for the protection of valuable, irreplaceable environmental amenities and
to make urban development as compatible as possible with the ecological balance of the area. Goals are to preserve
drainage patterns, protect groundwater supply, prevent erosion and to preserve trees and natural vegetation. This is
beneficial to the City in lessening the costs of the development to the City as a whole, and to the applicant in
creating an attractive and healthy environment. (Ord. 5907, 12 -10-2018)
B. ACTION NOT A TAKING:
No action taken herein shall constitute a taking under the laws or constitution of the State or Federal government.
C. ENVIRONMENTAL CONSIDERATIONS:
A plat, short plat, subdivision or dedication shall be prepared in conformance with the following provisions:
1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with
features likely to be harmful to the safety and general health of the future residents (such as lands adversely affected
by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers
inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse
conditions.
a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to
flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter
86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision.
b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots
that primarily have slopes forty percent (40%) or greater as measured per RMC 4 -3-050J1a, without adequate
area at lesser slopes upon which development may occur, shall not be approved. (Amd. Ord. 4835, 3 -27-2000)
2. Native Growth Protection Areas: Native growth protection areas must be within separate tracts. (Ord. 4835,
3-27-2000; Ord. 5745, 1-12-2015)
3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing
Regulations.
4. Streams:
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 650/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water, and
wetland areas.
b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates
how the stream will be preserved. The methodologies used should include an overflow area, and an attempt to
minimize the disturbance of the natural channel and stream bed.
c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under
streets.
d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and
pollutants. (Amd. Ord. 4835, 3-27-2000; Ord. 5304, 9-17-2007)
4-7-140 PARKS AND OPEN SPACE:
Approval of all subdivisions located in either single family residential or multi-family residential zones as defined in
the Zoning Code shall be contingent upon the applicant’s dedication of land or providing fees in lieu of dedication to
the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation
service levels. The requirements and procedures for this mitigation shall be as set forth in RMC 4 -1-190. (Ord. 5907,
12-10-2018)
4-7-150 STREETS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS:
A. RELATIONSHIP TO ADJOINING STREET SYSTEM:
The proposed street system shall extend and create connections between existing streets unless otherwise approved
by the Public Works Department. Prior to approving a street system that does not extend or connect, the Public
Works Administrator shall find that such exception shall meet the requirements of subsection E3 of this Section. The
roadway classifications shall be as defined and designated by the Department. (Ord. 5450, 3 -2-2009; Ord. 5676,
12-3-2012)
B. STREET NAMES:
All proposed street names shall be approved by the City.
C. ARTERIALS, INTERSECTIONS:
Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a
minimum.
D. STREET ALIGNMENT:
The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards
set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty
five feet (125') are not desirable, but may be approved by the Department upon a showing of need but only after
provision of all necessary safety measures. (Ord. 5450, 3 -2-2009)
E. STREET PATTERN:
1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant
street pattern in any subdivision permitted by this Section.
2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths shall be provided within and between
neighborhoods when they can create a continuous and interconnected network of roads and pathways.
Implementation of this requirement shall comply with related policies of the Transportation and Land Use Elements
of the Comprehensive Plan. (Ord. 5759, 6 -22-2015)
3. Exceptions:
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 651/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. The grid pattern may be adjusted to a “flexible grid” by reducing the number of linkages or the alignment
between roads, where the following factors are present on site:
i. Infeasible due to topographical/environmental constraints; and/or
ii. Substantial improvements are existing.
4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions
of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future
connectivity.
5. Alley Access: Alley access is the preferred street pattern for all new residential development except in the
Residential Low Density land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential
development in an area that has existing alleys shall utilize alley access. New residential development in areas
without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates
that alley access is not practical, the use of alleys may not be required. The City will consider the following factors
in determining whether the use of alleys is not practical:
a. Size: The new development is a short plat.
b. Topography: The topography of the site proposed for development is not conducive for an alley
configuration.
c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a
street pattern without alleys.
d. If site characteristics allow for the effective use of alleys.
“Alleys” shall mean singular or plural in this subsection. (Ord. 5515, 12 -14-2009; Ord. 5676, 12-3-2012; Ord. 5702,
12-9-2013; Ord. 5841, 6-12-2017)
6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations.
7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted where no future connection to a larger street
pattern is physically possible due to demonstrable physical constraints. See RMC 4 -6-060H, Dead End Streets, for
standards and options. (Ord. 5676, 12 -3-2012; Ord. 5828, 12-12-2016).
F. IMPROVEMENTS REQUIRED:
All abutting rights-of-way and new rights-of-way dedicated as part of the plat, including streets, roads, and alleys,
shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street
standards or deferred by the Public Works Administrator. (Ord. 4636, 9 -23-1996; Ord. 5156, 9-26-2005; Ord. 5676,
12-3-2012)
G. ADJACENT OR ABUTTING UNPLATTED ACREAGE:
Streets that may be extended in the event of future adjacent or abutting platting shall be required to be dedicated to
the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary
turnarounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate future
development. (Ord. 5100, 11-1-2004; Ord. 5676, 12-3-2012)
4-7-160 RESIDENTIAL BLOCKS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS:
A. WIDTH:
Blocks shall be deep enough to allow two (2) tiers of lots, except where:
1. Abutting principal arterials defined in the Transportation Element of the Comprehensive Plan.
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 652/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. The location and extent of environmental constraints prevent a standard plat land configuration, including size
and shape of the parcel.
3. Prior to approval of single-tier lot configuration based on exceptions 1 and 2, the proponent must demonstrate that
a different layout or provisions of an alley system is not feasible.
B. WALKWAYS:
Where circumstances warrant, one or more public crosswalks or walkways of not less than six feet (6') in width
dedicated to the City to extend entirely across the width of the block at locations deemed necessary may be required.
Such crosswalks or walkways shall be paved for their entire width and length with a permanent surface and shall be
adequately lighted at the developer’s cost. (Ord. 5100, 11-1-2004; Ord. 5676, 12-3-2012)
4-7-170 RESIDENTIAL LOTS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS:
A. ARRANGEMENT:
Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines.
B. ACCESS REQUIREMENTS:
Each lot must have access to a public street or road, unless specifically authorized otherwise. (Ord. 5727,
10-20-2014; Ord. 5867, 12-11-2017)
C. MINIMUM SIZE:
The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable
zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision
of lots within a plat approved through the provisions of this Chapter must be consistent with the then -current
applicable maximum density requirement as measured within the plat as a whole. (Ord. 5153, 9 -26-2005)
D. MINIMUM WIDTH:
Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street
right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1)
pipestem lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning
circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). (Ord. 4522, 6 -5-1995)
E. MAXIMUM LOT DIMENSION RATIO:
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). (Ord. 5728, 10-20-2014)
F. PROPERTY CORNERS AT INTERSECTIONS:
All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen
feet (15'). (Ord. 5728, 10-20-2014)
G. FLAG LOTS, WHEN ALLOWED:
Flag lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no
other feasible alternative to achieving the minimum density.
Minimum Lot Size and “Flagpole” Width and Length: The “flagpole” shall not exceed one hundred fifty feet
(150') in length and not be less than twenty feet (20') in width. The portion of the lot narrower than eighty percent
(80%) of the minimum permitted width shall not be used for lot area calculations or for the measurement of required
yard setbacks. Land area included in private access easements shall not be included in lot area calculations. Flag lots
shall not abut one another. (Amd. Ord. 4751, 11-16-1998; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5286,
5-14-2007; Ord. 5727, 10-20-2014; Ord. 5728, 10-20-2014; Ord. 5867, 12-11-2017)
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 653/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-7-180 INDUSTRIAL AND COMMERCIAL BLOCKS AND LOTS – GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
The division of land for industrial and commercial purposes shall conform to the requirements and minimum
standards of residential design except as provided in this Section.
A. PROPERTY CORNERS AT INTERSECTIONS:
All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of twenty
five feet (25').
B. LOT ORIENTATION:
The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning
classification and shall be appropriate for the type of development and use contemplated.
C. LOT ARRANGEMENT:
Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines.
4-7-190 PUBLIC USE AND SERVICE AREA – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS:
Due consideration shall be given by the applicant to the allocation of adequately sized areas for public service usage.
A. EASEMENTS FOR UTILITIES:
Easements may be required for the maintenance and operation of utilities as specified by the Department.
B. UTILITIES IN TRACTS:
Utilities, such as stormwater vaults, ponds, or other structures, shall be located within dedicated tracts.
C. COMMUNITY ASSETS:
Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets.
Such natural features should be preserved, thereby adding attractiveness and value to the property. (Ord. 5100,
11-1-2004; Ord. 5745, 1-12-2015; Ord. 5907, 12-10-2018)
4-7-200 INSTALLATION OF UTILITIES – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS:
A. SANITARY SEWERS:
Unless septic tanks are specifically approved by the Public Works Department and the King County Health
Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance
with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are
available, or provided with the subdivision development. (Ord. 5100, 11 -1-2004; Ord. 5450, 3-2-2009)
B. STORM DRAINAGE:
An adequate drainage system shall be provided for the proper drainage of all surface water. Low impact
development best management practices are required consistent with the Surface Water Design Manual. Cross
drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit full -width
roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4 -6-030,
Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas.
Residential plats shall also include detention capacity for future development of the lots. Water quality features shall
also be designed to provide capacity for the new street paving for the plat. Drainage vaults, ponds, etc., shall be
located within dedicated tracts. (Ord. 5745, 1-12-2015; Ord. 5828, 12-12-2016)
C. WATER SYSTEM:
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 654/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
The water distribution system including the locations of fire hydrants shall be designed and installed in accordance
with City standards as defined by the Department and Fire Department requirements.
D. UNDERGROUND UTILITIES:
All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip
shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath
paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation
shall be completed and approved prior to the application of any surface material. Easements may be required for the
maintenance and operation of utilities as specified by the Department.
E. CABLE TV CONDUITS:
Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot.
Conduit for service connections shall be laid to each lot line by the applicant so as to obviate the necessity for
disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to
serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore
required to bring service to the development shall be borne by the developer and/or land owner. The applicant shall
be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation
and capped. The cable TV company shall provide maps and specifications to the applicant and shall inspect the
conduit and certify to the City that it is properly installed. (Ord. 5907, 12 -10-2018)
F. LATECOMER’S AGREEMENTS:
Where a development is required to construct utility improvements that may also be required by other developments
or by future development of other parcels in the vicinity, then the developer may request establishment of a
latecomer’s agreement to reimburse the developer for all initial costs of the improvements. The procedure to follow
in making application for the latecomer’s agreement and the steps to be followed by the City are as detailed in
chapter 9-5 RMC.
4-7-210 OTHER IMPROVEMENTS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS:
A. MONUMENTS:
Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision.
Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton
surveying standards.
B. SURVEY:
All other lot corners shall be marked per the City surveying standards.
C. STREET SIGNS:
The subdivider shall install all street name signs necessary in the subdivision.
4-7-220 HILLSIDE SUBDIVISIONS:
A. PURPOSE:
Because of their steeper slopes, the sites of hillside subdivisions ordinarily should have greater attention paid to the
potential for drainage, erosion, and slope stability problems than other subdivisions.
B. (Deleted by Ord. 5519, 12-14-2009)
C. STANDARDS:
The following additional standards shall apply to hillside subdivisions:
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 655/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Application Information: Information concerning the soils, geology, drainage patterns, and vegetation shall be
presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed
plat. The applicant must demonstrate that the development of the hillside subdivision will not result in soil erosion
and sedimentation, landslide, slippage, excess surface water runoff, increased costs of building and maintaining
roads and public facilities and increased need for emergency relief and rescue operations.
2. Grading: Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the
angle of slope, contours, compaction, and retaining walls. Plans shall be consistent with requirements in RMC
4-4-060, Grading, Excavation and Mining Regulations. (Ord. 5828, 12 -12-2016)
3. Tracts: Areas of the subdivision deemed to be critical areas due to designation as protected slopes shall be
located within a tract or tracts. (Ord. 5745, 1-12-2015)
4. Streets:
a. Streets may only have a grade exceeding fifteen percent (15%) if approved by the Department and the Fire
Department.
b. Street widths may be less than those required in the street standards for streets with grades steeper than
fifteen percent (15%) if parking prohibition on one or both sides of the street is approved by the Administrator.
(Ord. 5745, 1-12-2015)
5. Lots: Lots may be required to be larger than minimum lot sizes required by the Zoning Code. Generally, lots in
steeper areas of the subdivision should be larger than those in less steep areas of the subdivision. (Ord. 5745,
1-12-2015)
6. Erosion Control Requirements: Any clearing or grading shall be accompanied by erosion control measures as
deemed necessary by the Department. (Ord. 5745, 1 -12-2015)
4-7-230 BINDING SITE PLANS:
A. PURPOSE AND INTENT:
The purpose of this Section is to allow for:
1. Optional Methods of Subdivision: To provide an optional process for the division of land classified for
industrial, commercial, or mixed use zones CN, CV, CA, CD, CO, COR, UC -1, UC-2, IL, IM, and IH through a
binding site plan as authorized in chapters 58.17 and 64.34 RCW. This method may be employed as an alternative to
the subdivision and short subdivision procedures in this Chapter. (Ord. 5369, 4 -14-2008; Ord. 5759, 6-22-2015)
2. Alternative Ownership Options or Alternative Standards: To allow for alternative ownership options and/or
the ability to modify development standards that are otherwise required by the binding site plan process by allowing
binding site plan application with a condominium process pursuant to chapter 64.34 RCW, and/or planned urban
development process pursuant to RMC 4-9-150.
3. Procedural Requirements: To specify the administrative requirements for the review and approval of binding
site plans that are in addition to the procedural requirements of chapter 4 -8 RMC and other applicable provisions of
the City development regulations. (Ord. 5100, 11 -1-2004; Ord. 5153, 9-26-2005; Ord. 6097, 12-5-2022)
B. APPLICABILITY:
1. All proposals for binding site plans shall be subject to the provisions of this Section. A binding site plan may be
processed in one of three (3) ways:
a. Standard Binding Site Plan: A standard binding site plan creates or alters existing lot lines, subject to the
development standards of the underlying zoning district.
b. Condominium with Binding Site Plan: A binding site plan with condominium ownerships allows for
greater flexibility in the sale and lease of commercial, industrial, and mixed use sites. This alternative allows
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 656/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
the site in question to be treated as a single lot when applying the development standard for the underlying
zone.
c. Planned Urban Development with Binding Site Plan: Where the development standards of the underlying
zoning district cannot be achieved through a binding site plan, a binding site plan merged with a planned urban
development allows for greater flexibility in the lot and infrastructure layout and development of the binding
site plan provided planned urban development criteria are met including provision of a public benefit.
2. A binding site plan may be reviewed and approved:
a. As a separate mechanism for the division of commercial and industrial land;
b. Merged with a site plan review under RMC 4-9-200, development agreement under the authority of RCW
36.70B.170, or both a site plan and development agreement per the criteria listed in this Section. A
development agreement may include standards and decision criteria that apply to a binding site plan application
in lieu of the standards and criteria contained in this Section. Per RCW 36.70B.170 through 36.70B.210, a
development agreement shall not be more permissive than the development standards of the underlying zoning
district or other applicable development standards.
c. Merged with a planned urban development per RMC 4 -9-150.
d. Independently for pre-existing developed sites, concurrent with or subsequent to a site development permit
application for undeveloped land, or concurrent with or subsequent to a building permit application. (Ord.
5153, 9-26-2005; Ord. 6097, 12-5-2022)
C. APPROVAL CRITERIA:
Approval of a binding site plan or a condominium site shall take place only after the following criteria are met:
1. Legal Lots: The site that is subject to the binding site plan shall consist of one or more contiguous, legally created
lots. Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record. The number
of lots, tracts, parcels, sites, or divisions shall not exceed the number of lots allowed in the applicable zoning district.
New nonconforming lots shall not be created through the binding site plan process.
2. If minimum lot dimensions and building setbacks for each newly created lot cannot be met, the binding site plan
shall be processed as a condominium site per subsection D of this Section or merged with a planned urban
development application per RMC 4-9-150.
3. Commercial or Industrial Property: The site is located within a commercial, industrial, or mixed -use zone.
4. Zoning Code Requirements: Individual lots created through the binding site plan shall comply with all of the
zoning code requirements and development standards of the underlying zoning district. Where minimum lot
dimensions or setbacks cannot be met, the binding site plan shall be processed as a condominium site per subsection
D of this Section.
a. New Construction: The site shall be in conformance with the zoning code requirements and development
standards of the underlying zoning district at the time the application is submitted.
b. Existing Development: If the site is nonconforming prior to a binding site plan application, the site shall be
brought into conformance with the development standards of the underlying zoning district at the time the
application is submitted. In situations where the site cannot be brought into conformance due to physical
limitations or other circumstances, the binding site plan shall not make the site more nonconforming than at the
time a completed application is submitted.
c. Under either new construction or existing development, applicants for binding site plan may propose shared
signage, parking, and access if they are specifically authorized per RMC 4 -4-080 and 4-4-100, and other shared
improvements as authorized in other sections of the City’s development standards.
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 657/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Building Code Requirements: All building code requirements have been met per RMC 4-5-010.
6. Infrastructure Provisions: Adequate provisions, either on the face of the binding site plan or in a supporting
document, have been made for drainageways, alleys, streets, other public ways, water supplies, open space, solid
waste, and sanitary wastes, for the entire property covered by the binding site plan.
7. Access to Public Rights-of-Way and Utilities: Each parcel created by the binding site plan shall have access to a
public street, water supply, sanitary sewer, and utilities by means of direct access or access easement approved by
the City.
8. Shared Conditions: The Administrator may authorize sharing of open space, parking, access, signage and other
improvements among contiguous properties subject to the binding site plan and the provisions of RMC 4 -4-080 and
4-4-100. Conditions of use, maintenance, and restrictions on redevelopment of shared open space, parking, access,
signage and other improvements shall be identified on the binding site plan and enforced by covenants, easements or
other similar properly recorded mechanism.
9. Future Development: The binding site plan shall contain a provision requiring that any subsequent development
of the site shall be in conformance with the approved and recorded binding site plan.
10. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a
dedication statement and acknowledgement on the binding site plan.
11. Suitable Physical Characteristics: A proposed binding site plan may be denied because of flood, inundation, or
wetland conditions, or construction of protective improvements may be required as condition of approval. (Ord.
5153, 9-26-2005; Ord. 6097, 12-5-2022)
D. ADDITIONAL CRITERIA FOR BINDING SITE PLANS PROPOSING CONDOMINIUM SITES OR
MERGING WITH PLANNED URBAN DEVELOPMENT APPLICATION:
1. Condominium – Applicability: The condominium option allows for the conversion of lease space or dwelling
units to condominiums without further subdivision of land. These standards are in addition to the requirements of
subsection C of this Section.
2. Condominium – Approval: Condominium developments are eligible for binding site plan approval, when the
purpose of such approval is to divide the property so that the parcel or tract, or a portion thereof, can be subject to
chapter 64.34 RCW (Condominium Act). A condominium can only be recorded either when the development has
already been constructed to City standards established through a binding site plan or a building permit for new
development has been issued. Binding site plans for condominium sites shall be in conformance with chapter 64.34
RCW and RMC 4-9-040. The binding site plan shall also include conditions requiring that the condominium is
recorded per the provisions of chapter 64.34 RCW.
a. Administrator Approval: Condominium recording documents must be submitted to confirm compliance
with City requirements before they are filed with King County. If the proposed condominium conversion is
found to comply with the standards and requirements of this Section and development regulations of this Title,
then it shall be approved.
b. Approval with Modifications: If modification(s) to the condominium recording documents are deemed
necessary, then they may be added to the condominium recording documents or a revised set of documents may
be required. The applicant shall be notified of any required modifications.
c. Referral to the Hearing Examiner: If the Administrator determines that there are sufficient concerns
regarding the condominium conversion to warrant a public hearing, then he/she shall refer the condominium
conversion to the Hearing Examiner for public hearing and decision by the Hearing Examiner. Notice of the
public hearing will be given as for a Type III permit hearing.
d. Denial: If the condominium conversion proposal is denied, the applicant shall be notified in writing of the
decision, stating the reasons for the denial of the application.
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 658/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
e. Reconsideration: See RMC 4-8-100, Application and Decision – General.
3. Planned Urban Development: To allow for the ability to modify development standards that are otherwise
required by the binding site plan process, a binding site plan application may be merged with a planned urban
development application pursuant to RMC 4-9-150. (Ord. 5153, 9-26-2005; Ord. 6097, 12-5-2022)
E. APPLICATION REQUIREMENTS:
1. General Requirements: All applications for binding site plans must conform to the requirements of RMC
4-8-120. (Ord. 5153, 9-26-2005)
F. REQUIRED IMPROVEMENTS:
1. Improvements: The following tangible improvements shall be provided for, either by actual construction or a
construction schedule approved by the City and bonded by the applicant, before a binding site plan may be recorded:
grading and paving of streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and storm
sewers, street lights, water mains and street name signs, together with all appurtenances thereto to specifications and
standards of this Code, approved by the Department and in accordance with other standards of the City. A separate
construction permit will be required for any such improvements, along with associated engineering plans prepared
per the City Drafting Standards.
2. Phasing of Improvements: To satisfy these requirements, the Administrator is authorized to impose conditions
and limitations on the binding site plan. If the Administrator determines that any delay in satisfying requirements
will not adversely impact the public health, safety or welfare, the Administrator may allow requirements to be
satisfied prior to issuing the first building permit for the site, or prior to issuing the first building permit for any
phase, or prior to issuing a specific building’s certificate of occupancy, or in accordance with an approved phasing
plan, or in accordance with plans established by a development agreement or as otherwise permitted or required
under City Code. (Ord. 5153, 9-26-2005)
G. ACCESS REQUIREMENTS:
Access requirements and street design and development standards shall be provided in accordance with RMC
4-6-060, unless superseded by the terms of a development agreement as provided by subsection J of this Section,
Merger with Development Agreement. New public roads shall be provided for lot access where determined by the
Administrator to be reasonably necessary as a result of the proposed development or to make appropriate provisions
for public roads. Establishment of public roads may also be proposed by the applicant. (Ord. 5153, 9 -26-2005)
H. PERMIT PROCEDURES FOR BINDING SITE PLAN APPROVAL:
1. Permit Type: Binding site plans shall be processed as Type II permits in accordance with the procedures in
chapter 4-8 RMC for Type II permits and the standards and criteria set forth in this Section, unless the applicant
elects to merge the binding site plan application with the site plan review process or combined site plan/planned
action review process in which case the binding site plan shall be processed in accordance with the procedures set
out in chapters 4-8 and 4-9 RMC. If a binding site plan permit is processed concurrently, but not merged with
another permit process, then the binding site plan application shall be processed as a Type II permit.
2. Review Authority: Pursuant to chapter 4-8 RMC, the Community and Economic Development Administrator is
hereby authorized and directed to interpret and enforce all the provisions of this Section, unless the applicant elects
to have the binding site plan application merged with a Type III permit site plan application or a development
agreement under chapter 36.70B RCW. If a binding site plan application is to be processed with a Type III site plan,
then the Hearing Examiner is hereby authorized and directed to interpret and enforce all the provisions of this
Section. If a binding site plan application is to be processed with a development agreement, the City Council is
hereby authorized and directed to interpret and enforce all the provisions of this Section. The final decision on a
development agreement with an application for a binding site plan shall be made by City Council. No administrative
appeal of the City Council decision shall be available. If a binding site plan is merged with a planned urban
development application, the review authority shall be determined pursuant to RMC 4 -9-150. (Ord. 5153,
9-26-2005; Ord. 5519, 12-14-2009; Ord. 5676, 12-3-2012)
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 659/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
I. MERGER WITH SITE PLAN:
1. Review Standards for a Previously Approved Site Plan: If a previously approved site plan is submitted in
conjunction with an application for binding site plan approval, the conditions and limitations imposed by the
Administrator may, where appropriate, include any conditions and limitations contained in the previously approved
site plan. Subsequent site development permits for the land will still be subject to compliance with the zoning,
building, and other applicable land use codes and regulations existing at the time of development permit review,
unless addressed as part of the binding site plan review and expressly depicted on the binding site plan.
2. Review Standards for Concurrent Site Plan Application: When a binding site plan is being considered
concurrently with another land development application, the Administrator will incorporate all conditions and
limitations imposed on the concurrent application into the binding site plan. Subsequent site development permits
for the land will still be subject to compliance with the zoning, building, and other applicable land use codes and
regulations existing at the time of development permit review, unless addressed as part of the binding site plan
review and expressly depicted on the binding site plan.
J. MERGER WITH DEVELOPMENT AGREEMENT:
If a binding site plan is merged with a development agreement, in the event of a conflict between the terms of the
development agreement and this Section, the terms of the development agreement shall control. Per RCW
36.70B.170 through 36.70B.210, a development agreement shall not be more permissive than the applicable
development standards. (Ord. 5153, 9-26-2005)
K. REVIEW AUTHORITY DECISION:
1. Action: Binding site plans shall be reviewed based upon the general criteria in this Section and other criteria
applicable to the site plan or development agreement with which the applicant elects to merge the binding site plan
application. Every decision made under this Section shall include findings of fact and conclusions to support the
decision.
2. Approval: If the proposed binding site plan is found in conformance to the standards and requirements of this
Section, then it shall be approved.
3. Approval with Modifications: If modification(s) are deemed necessary, then they may be added to the binding
site plan or a revised binding site plan may be required. The applicant shall be notified of any such modification
action.
4. Referral to the Hearing Examiner: Except when a binding site plan is merged with a development agreement, if
the Administrator determines that there are sufficient concerns by residents in the area of the binding site plan, or by
City staff, to warrant a public hearing, then he/she shall refer the binding site plan to the Hearing Examiner for
public hearing and decision by the Hearing Examiner. Notice of the public hearing will be given as for a Type III
permit hearing. Binding site plans merged with development agreements shall be approved by City Council pursuant
to the requirements of RCW 36.70B.170 et seq. (Ord. 5519, 12 -14-2009)
5. Denial: If the binding site plan is denied, the applicant shall be notified in writing of the decision, stating the
reasons for the denial of the application.
6. Reconsideration: See RMC 4-8-100, Application and Decision – General. (Ord. 5153, 9-26-2005; Ord. 5676,
12-3-2012; Ord. 5853, 8-7-17)
L. RIGHT-OF-WAY DEDICATION:
Where dedication of right-of-way is required for the approved binding site plan or proposed by the applicant, the
dedication shall require separate approval by the Administrator or designee prior to recording of the binding site
plan with record of survey. The dedication shall be effective upon recording of the binding site plan with record of
survey. (Ord. 5648, 12-12-2011)
M. SURVEY AND RECORDING:
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 660/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Prior to recording, the approved binding site plan shall be surveyed and the final recording forms shall be prepared
by a professional land surveyor, licensed in the State of Washington. In addition to the requirements of RMC
4-8-120C, surveys shall include those items prescribed by RCW 58.09.060, Records of survey, contents – Record of
corner, information.
1. Administrator Approval: The binding site plan must be signed by the Administrator before it is filed. The final
approved binding site plan shall remain with the City until such time as the applicant requests that the binding site
plan be recorded.
2. Filing by City Clerk: The approved binding site plan and associated recording documents will be sent to the City
Clerk by the Department when the binding site plan is final and all prerequisites to filing have been completed. The
binding site plan shall be filed by the City Clerk for record in the office of the King County Auditor and shall not be
deemed approved until so filed. (Ord. 6097, 12 -5-2022)
N. BINDING EFFECT:
1. Legal Lots: Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record.
2. Enforceable: Approved binding site plans shall be enforceable by the City. All provisions, conditions and
requirements of the binding site plan shall be legally enforceable on the purchaser or on any person acquiring a lease
or other ownership interest of any lot, tract, or parcel created pursuant to the binding site plan. The binding site plan
shall include a provision requiring that any subsequent development of the site shall be in conformance with the
approved binding site plan. A sale, transfer, or lease of any lot, tract, or parcel created pursuant to the binding site
plan that does not conform to the requirements of the binding site plan approval, shall be considered a violation of
this Section, shall be a nuisance and may be subject to an injunction action in Superior Court or such other remedies
provided by the Renton Municipal Code. (Ord. 5153, 9 -26-2005; Ord. 5675, 12-3-2012)
O. EXPIRATION AND EXTENSION:
1. Expiration Period: For binding site plans not merged with a site plan or development agreement, the approval
shall lapse unless submitted for recording within five (5) years of the binding site plan approval.
2. Expiration Period for Merged Approvals: For binding site plans approved as part of merged application with a
site plan or development agreement, the binding site plan shall lapse when the site plan or development agreement
expires unless submitted for recording prior to the date of expiration for the merged application.
3. Extension of Expiration Period: Additional time extensions beyond the five (5) year time period may be granted
by the Administrator if the applicant can show need caused by unusual circumstances or situations which make it
unduly burdensome to file the binding site plan within the five (5) year time period. The applicant must file a written
request with the Administrator for this additional time extension; this request must be filed at least thirty (30) days
prior to the expiration date. The request must include documentation as to the need for the additional time period.
Additional time extensions may be granted in not greater than one year increments, up to a maximum of two (2)
years.
4. Extension of Expiration Period for Phased Projects: In the case of a phased binding site plan, submittal for
recording of any phase of the binding site plan will constitute an automatic one year extension for the submittal of
the next phase of the binding site plan.
P. APPEALS:
See RMC 4-8-110H.
Q. ALTERATION OR VACATION:
1. Alteration: Alteration of an approved binding site plan, excluding standard easements for utilities and lot line
adjustments, shall be accomplished following the same procedures required for a new binding site plan application
as set forth in this Section; provided, that only owners of lots within the binding site plan that are directly affected
by the proposed alteration shall be required to authorize application for the alteration. If a binding site plan
Renton Municipal Code
Chapter 7 SUBDIVISION REGULATIONS
Page 661/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
application was approved as part of a development agreement approval process as provided in subsection H2 of this
Section or if property subject to a binding site plan approval is the subject of a development agreement, the
alteration of the approved binding site plan shall not require an amendment to the development agreement or
approval by the City Council and, after approval and recording, shall automatically be incorporated within the
development agreement unless otherwise provided in the development agreement.
2. Vacation: Vacation of a recorded binding site plan shall be accomplished by following the same procedures
required for a new binding site plan application as set forth in this Section. If a portion of a binding site plan is
vacated, the property subject to the vacation shall constitute one lot, and the balance of the approved binding site
plan shall remain as approved. If a binding site plan application was approved as part of a development agreement
approval process or if property subject to a binding site plan approval is the subject of a development agreement, the
vacation of the approved binding site plan, whether total or partial, shall not require an amendment to the
development agreement or approval by the City Council and, after approval and recording shall automatically be
incorporated within the development agreement unless otherwise provided in the development agreement. (Ord.
4954, 2-11-2002)
4-7-240 VARIANCES:
A. AUTHORITY:
A variance from the requirements of this Chapter may be approved by the Hearing Examiner, pursuant to RMC
4-9-250B. (Amd. Ord. 4954, 2-11-2002; Ord. 5519, 12-14-2009)
4-7-250 VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1 -3-1. (Ord. 4522,
6-5-1995; Amd. Ord. 4856, 8-21-2000; Ord. 4954, 2-11-2002; Ord. 5159, 10-17-2005)
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 662/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 8
PERMITS – GENERAL AND APPEALS
CHAPTER GUIDE: This Chapter implements State regulatory reform requirements for permit review, classifies
permits, indicates which Responsible Official has the authority to make recommendations, decisions, or consider
appeals, and lists submittal requirements for all development-related permits and decisions of the City. While
chapter 4-8 RMC provides the overall review framework regarding submittal and hearings, chapter 4-9 RMC
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.
This Chapter last amended by Ord. 6098, December 5, 2022.
4-8-010 PURPOSE AND INTENT
4-8-020 APPLICABILITY
4-8-030 EFFECT OF PERMIT
4-8-040 PERMIT PROCESSES CLASSIFIED BY TYPE
4-8-050 EXEMPTIONS FROM STATE PROCESS REQUIREMENTS
4-8-060 SUBMITTAL REQUIREMENTS – GENERAL
4-8-070 AUTHORITY AND RESPONSIBILITIES
4-8-080 PERMIT CLASSIFICATION
4-8-090 PUBLIC NOTICE REQUIREMENTS
4-8-100 APPLICATION AND DECISION – GENERAL
4-8-110 APPEALS
4-8-120 SUBMITTAL REQUIREMENTS – SPECIFIC TO APPLICATION TYPE
4-8-010 PURPOSE AND INTENT:
The purpose and intent of this Chapter is to establish standard procedures for all land use and development
applications in order to provide for an integrated and consolidated land use permit and environmental review
process. It is further the purpose of this Chapter to combine and expedite development review to eliminate
redundancy and minimize delays, to establish timelines for notifying the public of land use applications, to revise
hearing requirements to allow one open record hearing and one closed record appeal hearing, and to provide that
final decisions on development proposals be made within one hundred twenty (120) days of the date of the letter of
completeness, except for development specifically exempted under this Chapter.
The mandatory nature of the one hundred twenty (120) day processing time notwithstanding, it is neither the intent
nor the purpose of this Chapter to establish a claim or remedy for a delay in the final decision beyond one hundred
twenty (120) days. (Ord. 4587, 3-18-1996; Amd. Ord. 4974, 6-24-2002)
4-8-020 APPLICABILITY:
All applications for development shall be subject to the provisions of this Chapter, except where specifically
exempted under RMC 4-8-050, Exemptions from State Process Requirements. (Ord. 4648, 1 -6-1997)
4-8-030 EFFECT OF PERMIT:
The issuance or granting of a permit or approval of plans and specifications shall not be deemed or construed to be a
permit for, or an approval of, any violation of any of the provisions of this code. No permit presuming to give
authority to violate or cancel the provisions of this code shall be valid except insofar as the work or use which it
authorized is lawful. (Ord. 4351, 5-4-1992)
4-8-040 PERMIT PROCESSES CLASSIFIED BY TYPE:
Development subject to review by the City is classified and processed using one of the six (6) types of land use
permit procedures listed in RMC 4-8-080G. The review process for the types of permit review procedures are
described in RMC 4-8-080H. If the code does not expressly provide for review according to one of the six (6) types
of permit review procedures, and another specific procedure is not required by law, the Development Services
Division shall classify the application. (Ord. 4587, 3-18-1996; Ord. 5519, 12-14-2009)
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 663/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-8-050 EXEMPTIONS FROM STATE PROCESS REQUIREMENTS:
A. STATE AUTHORITY:
RCW 36.70B.140 allows a local government to exclude certain project permits from procedure and time limit
requirements. This Section deals with exemptions from State -mandated notice requirements. Permit types listed
below may and often do have City Code requirements for review, notification, and appeal beyond State
requirements.
B. EXEMPTIONS FROM CITY GOAL OF ONE HUNDRED TWENTY (120) DAY REVIEW PROCESS FOR
CERTAIN ACTIONS REQUIRING MORE TIME:
RCW 36.70B.140 provides that local governments may determine that there are “special circumstances” relative to
certain actions or processes that warrant a different review process than that set forth in State law. Therefore, the
City exempts the following actions since they typically require more than one hundred twenty (120) days to process
or would be deemed emergencies:
1. Comprehensive Plan amendments with or without any other associated land use application such as a rezone,
2. Renton Municipal Code amendments,
3. Annexations,
4. Planned unit developments,
5. Development agreements,
6. Environmental impact statements,
7. Temporary emergency wetland permit,
8. Declared emergency under SEPA,
9. Street vacations,
10. Any project once it is appealed to the Hearing Examiner and/or City Council.
11. Any project once it becomes the subject of a petition under the Land Use Petition Act,
12. Any project that is determined by the Mayor to present extenuating circumstances which would require more
than one hundred twenty (120) days to process.
C. EXEMPTIONS FROM STATE NOTIFICATION AND PROCEDURAL REQUIREMENTS FOR PERMITS
RELATING TO USE OF PUBLIC AREAS/FACILITIES:
As permitted by RCW 36.70B.140, the City also exempts the following “approvals relating to the use of public areas
or facilities” from the notification and procedural requirements of RCW 36.70B.060 through 36.70B.080 and RCW
36.70B.110 through 36.70B.130.
1. Deferral of off- or on-site improvements,
2. Drainage connection permits,
3. Driveway construction permit (all uses/users),
4. Driveway relocation permit (all uses/users),
5. Franchise utility permits,
6. Right-of-way use permit,
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 664/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
7. Release of easements,
8. Side sewer permit,
9. Side sewer cap permit,
10. Sidewalk repair permit (all uses/users),
11. Sidewalk/curb/gutter construction permit (all uses),
12. Permits to stop City water and/or sewer service,
13. Water meter applications,
14. Other SEPA exempt actions/activities as outlined in WAC 197-11-800.
D. EXEMPTIONS FROM STATE NOTIFICATION AND PROCEDURAL REQUIREMENTS FOR PERMIT
APPLICATIONS NOT SUBJECT TO ENVIRONMENTAL REVIEW:
RCW 36.70B.140 allows local governments to exclude certain approvals and building and engineering permits from
the public notification and procedural requirements of the statute if they are categorically exempt from
environmental review or if environmental review has already been completed at an earlier stage. However, the
City’s one hundred twenty (120) day maximum processing time would still apply. Therefore, the City exempts the
following actions from the public notification and procedural requirements since they are typically processed very
quickly and would be considerably delayed by imposition of a public comment period(s).
1. Building and grading permits (SEPA exempt),
2. Business licenses for home occupations,
3. Planning/Building/Public Works administrative variances (i.e., driveway grade),
4. Fire installation/construction permits,
5. Electrical, mechanical, plumbing, sign and special fence permits,
6. Lot line adjustments,
7. Final plats,
8. Minor amendments (less than ten percent (10%)) to a previously approved site plan,
9. Occupancy permits,
10. Open space, agricultural and timber lands current use assessment,
11. Public art exemption certificate,
12. Routine vegetation management permits (SEPA exempt),
13. Shoreline exemptions,
14. Temporary use permits (SEPA exempt), but not exempting sign requirements,
15. Water, sewer, storm drainage, roadway permits (SEPA exempt),
16. Other SEPA exempt actions/activities as outlined in WAC 197-11-800. (Amd. Ord. 4974, 6-24-2002; Ord. 5156,
9-26-2005)
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 665/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
E. EXEMPTIONS FROM STATE PROCEDURAL REQUIREMENTS FOR NONPROJECT PERMITS:
RCW 36.70B.020 excludes certain actions from the definition of project permits, particularly nonproject legislative
actions. The adoption or amendment of a comprehensive plan, subarea plan, or development regulations that do not
involve site-specific rezones are exempt from procedures requiring environmental review to be completed prior to
the legislative hearing. (Ord. 5153, 9-26-2005)
4-8-060 SUBMITTAL REQUIREMENTS – GENERAL:
A. PURPOSE:
In order to comply with the State law, the City is required to detail the requirements for complete building, public
works and land use permit applications.
B. VESTING OF APPLICATION:
See RMC 4-1-045, Vesting, as it exists or may be amended. (Ord. 5675, 12 -3-2012)
C. APPLICATION LOCATION:
All land use, building, and public works applications addressed in this Title shall be filed with the Development
Services Division. All fire permits shall be filed with the Fire Department. (Ord. 5806, 6 -20-2016)
D. FEES:
See RMC 4-1-140 through 4-1-200. (Ord. 5675, 12-3-2012)
E. MULTIPLE PERMIT APPLICATION SUBMITTAL REQUIREMENTS:
Where submittal requirements are duplicated for various types of permit applications, an applicant shall be required
to submit only the largest (not total) number of copies required. For example, an application for a site plan approval
with associated variance would require only twelve (12) copies even though the submittal chart indicates that site
plan approval requires twelve (12) copies and the variance requires ten (10) copies. (Ord. 5675, 12 -3-2012)
F. SUBMITTAL WAIVER PROCESS:
In order to have any of the normally required submittals waived, the applicant must request such waiver(s) at or after
a preapplication meeting with City staff. Staff will consider the merits of the waiver request(s) and will provide the
applicant with a written list of any/all submittals waived. The applicant must submit a copy of the list of City
approved waiver(s) at the time of formal application. (Ord. 5675, 12 -3-2012)
G. LETTER OF COMPLETENESS:
Upon finding an application complete, the Development Services Division will provide a letter of completeness to
the applicant and property owner(s). (Ord. 5675, 12-3-2012)
4-8-070 AUTHORITY AND RESPONSIBILITIES:
A. REVIEW AUTHORITY:
RMC 4-8-080G, 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 subsections C through J of this
Section and RMC 4-8-080G.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 666/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
C. PUBLIC WORKS ADMINISTRATOR:
Authority: The Public Works Administrator shall review and act on the following:
1. Appeals of administrative decisions/determinations regarding requests for modification of storm drainage
regulations;
2. Interpretation of flood insurance rate map boundaries;
3. Modifications:
a. Modifications of storm drainage requirements;
b. Modifications/waivers of sewer code requirements;
4. Sewer modifications, alternates, and appeals pursuant to RMC 4 -9-250D and E;
5. Dedications of property for public purposes; and
6. Signing of final plats. (Ord. 5028, 11-24-2003; Amd. Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5648,
12-12-2011; Ord. 5676, 12-3-2012; Ord. 5868, 12-11-2017)
D. COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATOR:
Authority: The Community and Economic Development Administrator shall review and act on the following:
1. Appeals relating to the International Building Code;
2. Building and grading permits;
3. Permits to rebuild for nonconforming structures; (Ord. 5519, 12-14-2009)
4. Conditional use permit, administrative;
5. Critical area regulation alternates and modifications;
6. Critical areas regulation administrative determinations pursuant to RMC 4-3-050D5;
7. Lot line adjustments;
8. Modifications;
9. Public art exemption certificates;
10. Review of business licenses for home occupations;
11. Revocable permits for the temporary use of a public right-of-way;
12. Routine vegetation management permits;
13. Shoreline exemptions;
14. Shoreline permits;
15. Short plats; (Ord. 5519, 12-14-2009)
16. Site plan approval, administrative;
17. Master Plan review (individual phases);
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 667/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
18. Temporary emergency wetland permits;
19. Temporary use permits;
20. Variances:
a. Administrative pursuant to RMC 4-9-250B; (Ord. 5519, 12-14-2009)
b. 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; and
c. Variances from chapter 8-7 RMC, Noise Level Regulations;
21. Waivers:
a. Waivers of right-of-way dedication for plat;
b. On- and off-site improvements (including deferrals); and
c. Allowing a commercial or multi-family residential driveway grade of between eight percent (8%) and fifteen
percent (15%); (Ord. 5450, 3-2-2009)
22. Final Planned Urban Developments;
23. Dedications of property for public purposes;
24. Impact fees – applicability, value of credits, independent fee calculations, or any other authority defined in RMC
4-1-190; and
25. Approval of final plats. (Ord. 5519, 12-14-2009; Ord. 5648, 12-12-2011; Ord. 5676, 12-3-2012; Ord. 5868,
12-11-2017; Ord. 5981, 10-12-2020)
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,
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
(Repealed by Ord. 5157, 9-26-2005)
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.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 668/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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.
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 (including, but not limited to, parking, sign, street, tree
cutting/routine vegetation management standards, and Urban Center Design Overlay District regulations) and
ERC decisions, 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, Construction Administrative Code,
c. Bulk storage special permit and variances from the bulk storage regulations,
d. Conditional use permit,
e. Dedications of property for public purposes,
f. Fill and grade permit, special,
g. Master Plan review (overall plan) and major amendments to an overall Master Plan,
h. Mobile home parks, preliminary and final,
i. Planned urban development, preliminary,
j. Preliminary plats and major amendments to plats, (Ord. 5676, 12 -3-2012)
k. Shoreline conditional use permit,
l. Shoreline variance,
m. Site plan approvals requiring a public hearing,
n. Special permits,
o. Temporary use permits, tier III Temporary Homeless Encampments,
p. Variances from wireless communication facility development standards, the provisions of the subdivision
regulations, and variances associated with a development permit that requires review by the Hearing Examiner,
and
q. Building permits submitted in conjunction with any of the above. (Ord. 5519, 12 -14-2009; Ord. 5570,
11-15-2010; Ord. 5647, 12-12-2011)
2. Interpretation: It shall be the duty of the Hearing Examiner to interpret the provisions of chapter 4 -2 RMC,
Zoning Districts – Uses and Standards, 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.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 669/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Recommendations: The Hearing Examiner shall hold a public hearing and make recommendations to the City
Council on the following:
a. Rezones, site specific, in conformance with the Comprehensive Plan,
b. Special permits requiring Council approval. (Ord. 5519, 12 -14-2009)
4. Appeals: Unless otherwise specified, any decision of the Environmental Review Committee, the Community and
Economic Development Administrator, or the Public Works Administrator in the administration of this Title shall be
appealable to the Hearing Examiner as an administrative determination pursuant to RMC 4 -8-110E, Appeals to
Hearing Examiner. (Ord. 5028, 11-24-2003; Ord. 5153, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012;
Ord. 5868, 12-11-2017)
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
4-8-110E8),
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. Release of easements,
8. Rezones with associated Comprehensive Plan amendment,
9. Rezones with associated Comprehensive Plan map or text amendment,
10. Street vacations, (Ord. 5153, 9-26-2005; Ord. 5519, 12-14-2009)
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.
(Amd. Ord. 4963, 5-13-2002)
4-8-080 PERMIT CLASSIFICATION:
A. PURPOSE:
The purpose of this Section is to outline the procedure and time requirements for the various development
applications reviewed by the City. All development applications are classified and processed according to one of
eleven (11) types of permit procedures, as identified in subsection G of this Section.
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. (Ord. 4587,
3-18-1996; Amd. Ord. 4660, 3-17-1997; Ord. 4963, 5-13-2002)
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 670/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
C. CONSOLIDATED REVIEW PROCESS FOR MULTIPLE PERMIT APPLICATIONS:
1. Consolidation Process Resulting in a Single Open Record Public Hearing: An applicant seeking approval of
multiple permits with varying review and decision authority shall consolidate the applications for a single review
process. Consolidated review shall provide for only one open record hearing and no more than one closed record
appeal period. Appeals of environmental determinations shall be consolidated except when allowed to be part of
separate hearings in accordance with RCW 43.21C.075, Appeals, and WAC 197 -11-680, 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.
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. Appeals of environmental determinations shall be consolidated
except when allowed to be part of separate hearings in accordance with RCW 43.21C.075, Appeals, and WAC
197-11-680, Appeals.
3. Exceptions to Consolidated Review: The following permits or approvals are exempt from the consolidated
review process:
a. Type V and Type VI Land Use Permits;
b. Approvals relating to the use of public areas or facilities; and
c. Other project permits, whether administrative or quasi-judicial, that the City by ordinance or resolution has
determined present special circumstances that warrant a review process different from that provided by this
Section. (Amd. Ord. 4963, 5-13-2002; Ord. 5153, 9-26-2005; Ord. 5853, 8-7-17)
D. (Repealed by Ord. 5853, 8-7-17)
E. TIME FRAMES:
For permit types I through IV, the timelines include the statutory requirement that requires the issuance of a letter of
completeness within twenty-eight (28) days of the application submittal, pursuant to RCW 36.70B.070(1), and the
provision for final decisions on permits within one hundred twenty (120) days of receipt of a complete application,
unless the applicant consents to an extension of such time period. If a project application is substantially revised by
an applicant, the one hundred twenty (120) day time period shall start again after the revised project application is
determined to be complete. Development applications that are specifically exempted under RMC 4 -8-050,
Exemptions from State Process Requirements, are not subject to this time frame. (Amd. Ord. 4974, 6 -24-2002; Ord.
5153, 9-26-2005; Ord. 5853, 8-7-17)
F. EXCLUSIONS FROM ONE HUNDRED TWENTY (120) DAY TIME LIMIT:
In determining the number of days elapsed since the applicant was notified that the application is complete, the
following periods shall be excluded:
1. Revisions/Additional Information Required: The time period in which an applicant has been requested by the
Department to correct plans, perform required studies, or provide additional information. The period shall be
calculated from the date the Department notifies the applicant of the need for additional information until: (a) the
date the Department determines the additional information satisfies the request for information, or (b) fourteen (14)
days after the date acceptable information has been provided to the City, whichever is earlier. If the Department
determines that the information submitted is insufficient, it shall notify the applicant of the deficiencies.
2. EIS Preparation: A period of two hundred fifty (250) days for the preparation of a draft environmental impact
statement (DEIS), following a determination of significance. This time frame shall commence after the final scoping
of the DEIS is complete.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 671/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Applicant Agreements: Any time extension mutually agreed upon by the applicant and the Department. (Ord.
5853, 8-7-17)
G. LAND USE PERMIT PROCEDURES:
LAND USE PERMITS
PUBLIC
NOTICE OF
APPLICATION
RECOMMENDATION
OPEN
RECORD
HEARING7
DECISION/
ADOPTION
OPEN
RECORD
APPEAL
CLOSED
RECORD
APPEAL
JUDICIAL
APPEAL
TYPE I
Building and Grading Permits1 No No No Staff HE CC SC
Business Licenses for Home
Occupations (no customer
visits/deliveries)
No No No Staff HE CC SC
Deferrals No No No Staff HE CC SC
Final Plats No No No Staff CC SC
Lot Line Adjustments No No No Staff HE CC SC
Minor Modification to
Previously Approved Site Plan
(<10%)
No No No Staff HE CC SC
Modifications, Deviations,
Alternates of Various Code
Standards2
No No No Staff HE CC SC
Public Art Exemption
Certificate
No No No Staff HE CC SC
Routine Vegetation
Management Permits (SEPA
exempt)
No No No Staff HE CC SC
Shoreline Exemptions No No No Staff HE CC SC
Small Cell Permits No No No Staff HE CC SC
Special Fence Permits No No No Staff HE CC SC
Temporary Use Permit: Tier I No No No Staff HE CC SC
Waivers2 No No No Staff HE CC SC
Other SEPA Exempt
Activities/Actions
No No No Staff HE CC SC
TYPE II
Additional Animals Permit Yes No No Staff HE CC SC
Administrative Variances Yes No No Staff HE CC SC
Additional Vehicles Permit Yes No No Staff HE CC SC
Business Licenses for Home
Occupations (with customer
visits/deliveries)
Yes No No Staff HE CC SC
Conditional Approval Permit
(nonconforming structures)
Yes No No Staff HE CC SC
Critical Area Permit Yes No No Staff HE CC SC
Planned Urban Development,
final
Yes No No Staff HE CC SC
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 672/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
LAND USE PERMITS
PUBLIC
NOTICE OF
APPLICATION
RECOMMENDATION
OPEN
RECORD
HEARING7
DECISION/
ADOPTION
OPEN
RECORD
APPEAL
CLOSED
RECORD
APPEAL
JUDICIAL
APPEAL
Temporary Use Permits: Tier II Yes No No Staff HE CC SC
Temporary Emergency Wetland
Permit
Yes No No Staff HE CC SC
Variances, Administrative Yes No No Staff HE CC SC
Binding Site Plans Yes No No Staff HE CC SC
Conditional Use Permit
(administrative)
Yes No No Staff HE CC SC
Development Permit (special
flood hazard)
Yes No No Staff HE CC SC
Environmental Review9 Yes No No Staff HE CC SC
Master Site Plan Approvals
(individual phases)
Yes No No Staff HE CC SC
Site Plan Review
(administrative)
Yes No No Staff HE CC SC
Shoreline Permit Yes No No Staff DOE CC SC
Short Plats Yes No No Staff HE CC SC
TYPE III4
Bulk Storage Special Permit Yes Staff HE HE CC SC
Conditional Use Permit
(Hearing Examiner)
Yes Staff HE HE CC SC
Fill and Grade Permit, Special Yes Staff HE HE CC SC
Major Amendments to Plats Yes Staff HE HE CC SC
Master Site Plan Approval
(overall plan)
Yes Staff HE HE CC SC
Mobile Home Parks,
Preliminary and Final
Yes Staff HE HE CC SC
Planned Urban Development,
preliminary
Yes Staff HE HE CC SC
Preliminary Plats – 10 Lots or
More
Yes Staff HE HE CC SC
Shoreline Conditional Use
Permit6
Yes Staff HE DOE, HE SHB
Shoreline Variance6 Yes Staff HE DOE, HE SHB
Site Plan Review (Hearing
Examiner)
Yes Staff HE HE CC
Special Permits Yes Staff HE HE CC
Temporary Use Permits: Tier
III Temporary Homeless
Encampments
Yes Staff HE HE CC SC
Variances (associated with
Hearing Examiner land use
review)
Yes Staff HE HE CC
TYPE IV4
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 673/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
LAND USE PERMITS
PUBLIC
NOTICE OF
APPLICATION
RECOMMENDATION
OPEN
RECORD
HEARING7
DECISION/
ADOPTION
OPEN
RECORD
APPEAL
CLOSED
RECORD
APPEAL
JUDICIAL
APPEAL
Rezones (site-specific, not
associated with a
Comprehensive Plan
amendment)
Yes Staff, HE HE CC SC
TYPE V4
Street Vacations8 Yes Public Works Staff CC CC SC
TYPE VI4
Development Regulation Text
Amendments8
Yes Staff, PC PC CC GMHB
Comprehensive Plan Map or
Text Amendments (may include
associated rezones)8
Yes Staff, PC PC CC GMHB
LEGEND:
Staff – Community and Economic Development Staff
ERC – Environmental Review Committee
PC – Planning Commission
Admin. – Community and Economic Development Administrator
HE – Hearing Examiner
CC – City Council
DOE – Washington State Department of Ecology
SC – Superior Court
SHB – Shoreline Hearings Board
GMHB – Growth Management Hearings Board
NA – Not Applicable
FOOTNOTES:
1. SEPA exempt or for which the SEPA/land use permit process has been completed.
2. Administratively approved.
3. Deleted.
4. Environmental review may be associated with a land use permit. The Environmental Review Committee
(ERC) is responsible for environmental determinations.
5. The Community and Economic Development Administrator shall hear variances where not associated with a
development that requires review by the Hearing Examiner.
6. Shoreline conditional use permits and shoreline variances also require approval of the State Department of
Ecology (DOE). DOE has up to thirty (30) days to make a decision on a permit. This time period does not count
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 674/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
toward the one hundred twenty (120) day maximum time limit for permit decisions. DOE’s decision is followed by a
twenty one (21) day appeal period, during which time no building permit for the project may be issued.
7. An open record appeal of an environmental threshold determination must be held concurrent with an open
record public hearing.
8. Street vacations, development regulation text amendments, and Comprehensive Plan map or text amendments
are exempt from the one hundred twenty (120) day permit processing time limit.
9. Environmental review for a permitted/secondary/accessory use not requiring any other land use permit.
(Amd. Ord. 4827, 1-24-2000; Ord. 4963, 5-13-2002; Ord. 4975, 7-1-2002; Ord. 5153, 9-26-2005; Ord. 5356,
2-25-2008; Ord. 5450, 3-2-2009; Ord. 5471, 7-13-2009; Ord. 5516, 12-14-2009; Ord. 5519, 12-14-2009; Ord. 5570,
11-15-2010; Ord. 5647, 12-12-2011; Ord. 5676, 12-3-2012; Ord. 5841 (Att. E), 6-12-2017; Ord. 5853, 8-7-17; Ord.
5868, 12-11-2017; Ord. 5876, 1-22-2018; Ord. 5887, 9-17-2018; Ord. 5959, 12-9-2019; Ord. 6025, 9-13-2021)
H
(Repealed by Ord. 5519, 12-14-2009)
4-8-090 PUBLIC NOTICE REQUIREMENTS:
A. NEIGHBORHOOD MEETINGS:
1. Purpose: A neighborhood meeting is an applicant-hosted forum intended to assist in producing applications that
are responsive to neighborhood concerns, and to reduce the likelihood of delays and appeals. The City expects an
applicant to take into consideration the reasonable concerns and recommendations of the neighbors and other
interested persons when preparing an application. Neighborhood meetings are not City -sponsored and neither
delegates any authority to the public nor reflects the City’s perspective on the merits of the project.
2. Applicability: A neighborhood meeting is required for:
a. Preliminary plat applications;
b. Planned urban development applications;
c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars
($10,000,000), unless waived by the Administrator; and
d. Personal delivery device operation and associated device dispenser storage.
e. Exemptions: The construction or alteration of public facilities, the construction or alteration of airplane
manufacturing facilities, and development within the employment area land use designation. (Ord. 6096,
12-5-2022)
3. Timing: A required neighborhood meeting shall occur after a pre-application meeting and before submittal of
applicable permit applications. The meeting shall occur during a weekday evening, excluding Friday and federally
recognized holidays. The meeting shall last a minimum of one hour, start no earlier than 5:00 p.m., and conclude no
later than 9:00 p.m.
4. Location: The meeting shall be held at a location open to the public and that is in compliance with the Americans
with Disabilities Act and can accommodate a reasonable number of neighbors within the notification boundary. The
public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project
site, unless an alternate meeting location is approved by the Administrator.
5. Notice: Notices of the meeting shall contain the following statement and be provided as follows:
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. While required by the City of Renton, this meeting is
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 675/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
not conducted by the City of Renton and is in addition to any future public hearing or public
comment opportunities available under City of Renton development review processes.
a. Mailing: The applicant shall send by regular mail a written notice announcing the neighborhood meeting to
property owners within three hundred feet (300') of the property subject to the proposed development. The
notice shall include the date, time and location of the meeting and briefly discuss the nature and location of the
proposal. The notice shall be mailed not less than ten (10) calendar days and no more than forty (40) calendar
days prior to the meeting date. The mailing list shall be obtained by the applicant and based on the most recent
property tax assessment rolls of the King County Department of Assessments.
i. Neighborhood meetings for personal delivery device operation and associated device dispenser storage
shall adhere to the following additional requirements:
(a) The applicant shall send by regular mail written notice to all property owners, tenants, and residents
within the proposed boundary area, including those comprised within a three-hundred-foot (300')
buffer surrounding the perimeter of the proposed boundary area; and
(b) Written notification shall include, at a minimum, the following elements: an illustration of the
personal delivery device, operator contact name, title, phone number, email address, and a summary of
local and State laws and regulations governing personal delivery device operation.
b. Meeting Location Sign: A sign at least two feet (2') by two feet (2') in area with minimum two -inch (2")
lettering shall be placed at the main entrance of the building where the meeting will take place at least one hour
prior to the meeting. Such sign shall state purpose of the meeting, the meeting is open to the public and that
interested persons are invited to attend. This sign shall be removed by the applicant upon conclusion of the
meeting. (Ord. 6096, 12-5-2022)
6. Meeting Procedure:
a. Content: The applicant shall provide a description of the proposed development to persons in attendance.
Attendees may identify any issues they believe should be addressed in the application and recommend those
issues be submitted for City consideration and analysis.
b. Materials: The applicant shall prepare and make available the following materials (if applicable) for review
and discussion at the public meeting. Copies of presentation materials shall be offered to attendees.
i. A conceptual site plan/plat layout showing buildings, road layout, landscape, parking, open space areas,
and abutting properties;
ii. An aerial photograph showing the subject property and abutting properties; and
iii. Other materials as determined by the Administrator.
c. Sign-In Sheet: A sign-in sheet shall be distributed to all attendees that specifies the date, time and location
of the neighborhood meeting and requests the name, address, phone number and electronic mail address of each
meeting attendee.
d. Notes: The applicant shall take notes of the discussion on the proposed development and/or accept written
notes from attendees for submittal to the City.
7. Submittal Requirements: The applicant shall submit the following materials with the submittal of a complete
development application:
a. A copy of the notice provided to surrounding property owners within three hundred feet (300') of the
proposed development site;
b. A copy of the mailing list used to send out meeting notices;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 676/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. An affidavit of mailing and posting notice(s);
d. A copy of the meeting sign-in sheet;
e. Copies of materials presented at the meeting;
f. Notes of the meeting including a summary of oral and written comments received; and
g. If no members of the public attended the neighborhood meeting and/or persons in attendance made no
comments, the required submittal materials shall reflect the absence of comment, attendance, or both.
8. Consideration: The City shall consider as part of the development review process the concerns and issues raised
by the neighbors and applicant at the neighborhood meeting, including any agreed -upon solutions or resolutions to
outstanding issues or areas of contention. The City, however, shall not be bound in its decision -making by any
agreements or understandings made between the neighbors and applicants. Nothing in this Section shall be
construed to delegate design or project review decision -making authority to the participants in the public meeting.
9. City Involvement: The neighborhood meeting is intended to be a developer -neighborhood interaction. City staff
members are not required to attend and/or participate in neighborhood meetings. The Director of the Planning
Division shall be notified a minimum of seven (7) calendar days prior to the scheduled date of the meeting. The
decision of City staff to attend shall not represent the City’s position on the merits of the development proposal and
does not constitute an approval or denial of an application, now or submitted in the future.
B. PUBLIC OUTREACH SIGNS:
1. Purpose: Public outreach signs are intended to supplement information provided by public information signs by
allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also
intended to provide the public with a better sense of proposed development by displaying a colored rendering of the
project and other required or discretionary information that lends greater understanding of the project.
2. Applicability: A public outreach sign shall be erected prior to submittal of a complete application for:
a. Preliminary plats;
b. Planned urban developments; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars
($10,000,000), unless waived by the Administrator.
d. Exemptions: The construction or alteration of public facilities, the construction or alteration of airplane
manufacturing facilities, and development within the employment area land use designation.
3. Sign Standards: Public outreach signs required by this subsection shall conform to the following standards:
a. Sign Specifications: The sign shall be constructed and installed in accordance with specifications officially
declared by the Administrator.
b. Location: The sign shall be erected at the approximate midpoint of the site’s street frontage and five feet (5')
within the front lot line or as otherwise directed by the Department for maximum visibility.
c. Content: The sign shall convey, at a minimum, the information officially declared by the Administrator.
d. Duration: The sign shall not be removed until a temporary certificate of occupancy or a certificate of
occupancy is issued.
e. Posting Evidence: The applicant shall submit an affidavit that states the date and location of the posting
along with a photograph of the posted sign that provides some context of its location.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 677/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
f. Administrator’s Discretion: The Administrator has the discretion to require additional public information
signs and/or information provided by the applicant.
C. PUBLIC INFORMATION SIGNS:
1. Applicability: A minimum of one public information sign shall be required for all Type II and Type III Land Use
Permits in accordance with the following standards, unless exempted by this subsection. The applicant shall be
responsible for the procurement, installation and maintenance of the sign.
Exempt Permits: The following Type II and Type III Land Use Permits are exempt from the requirements of this
subsection:
a. Additional animals permit;
b. Business licenses for home occupations;
c. Temporary use permit – Tier II, except for temporary use permits for personal delivery device operation and
device dispensers;
d. Temporary emergency wetland permit;
e. Development permit (special flood hazard);
f. Final plats;
g. Final short plats;
h. Final binding site plans;
i. Mobile home park, final;
j. Planned urban development, final; and
k. Environmental review. (Ord. 6096, 12-5-2022)
2. Sign Specifications: The sign shall be designed, constructed, and installed in accordance with specifications
officially declared by the Administrator.
3. Timing: The sign shall be posted by the applicant prior to submittal of a complete application, yet no more than
five (5) days beforehand.
4. Location: The sign shall be erected at the approximate midpoint of the site’s street frontage and within five feet
(5') of the front lot line, or as otherwise directed by the Department for maximum visibility. View of the sign shall
not be obstructed from the perspective of the abutting public right-of-way.
5. Content: The sign shall convey the information officially declared by the Administrator.
6. Duration: The sign shall not be removed until the appeal period has ended. Removal of the sign prior to the
prescribed time frame may be cause for additional notice or appeal period. The sign shall be removed within seven
(7) days following the end of the appeal period.
7. Posting Evidence: The applicant shall submit an affidavit that states the date and location of the posting, and a
photograph of the posted sign that provides context of its location.
8. Administrator’s Discretion: The Administrator has the discretion to require additional signs and/or information
be provided by the applicant.
D. NOTICE OF DEVELOPMENT APPLICATION:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 678/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Applicability: A notice of application is not required for actions classified as a Type 1 land use procedure under
RMC 4-8-080G, and for actions specifically exempted under RMC 4 -8-050, Exemptions from State Process
Requirements, but is required for all land development permit applications subject to notice requirements.
2. Timing: Within fourteen (14) days of issuing a letter of completeness under RMC 4 -8-100C, Letter of
Completeness, the City shall issue a notice of development application. The notice shall, at minimum, include the
following:
a. Applicant and/or owner name;
b. Project name and City file number;
c. Date of application acceptance;
d. Project location;
e. Project description;
f. A listing of all permits/approvals requested;
g. The date the fourteen (14) day public comment period expires;
h. A statement officially declared by the Administrator that explains how persons can obtain more information
about the project from the Department and become a party of record. (Ord. 4587, 3 -18-1996, Amd. Ord. 4722,
5-11-1998)
i. The date, time, and place of a public hearing if one has been scheduled. (Ord. 4507, 3 -18-1996)
3. Notice: Notices of development application shall be provided as follows:
a. Notice shall be mailed to property owners within three hundred feet (300') of the boundaries of the subject
property; and
b. Notice shall be posted on the City of Renton’s webpage for the Community and Economic Development
Department – Planning Division.
E. NOTICE OF ADMINISTRATIVE DECISIONS:
The Department shall notify all parties of record, the project proponent and affected government agencies of any
administrative decision subject to notice. Notification shall be made by U.S. Postal mail, or electronic transmittal
(email) if agreed to by parties; however, the Department may also elect to post the notices of administrative decision
at or near the project site. The notice shall include:
1. A description of the decision(s), including any conditions of approval.
2. A statement explaining where further information may be obtained.
3. Any threshold environmental determination issued for the project. If an application subject to an administrative
approval requires an environmental threshold determination, the notice of administrative approval shall include the
threshold determination and its appeal process.
4. The decision and a statement that the decision will be final unless an appeal to the Hearing Examiner is filed with
the City Clerk within fourteen (14) days of the date of the decision. (Ord. 5853, 8 -7-17)
F. NOTICE OF PUBLIC HEARING:
Public notice of a public hearing for all development applications subject to notification requirements shall be given
as follows:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 679/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Time of Notices: Except as otherwise required, public notification of meetings, hearings, and pending actions, as
defined by chapter 42.30 RCW, shall be made by:
a. Publication at least ten (10) days before the date of a public meeting, hearing, or pending action in the
official newspaper if one has been designated or a newspaper of general circulation in the City,
b. Mailing (U.S. Postal or electronic transmittal (email) if agreed to by parties) at least ten (10) days before the
date of a public meeting, hearing, or pending action to all parties of record, the project proponent and affected
government agencies, and
c. Posting on the City’s webpage at least ten (10) days before the date of public meeting, hearing, or pending
action.
2. Content of Notice: The public notice shall include a general description of the proposed project, the action to be
taken, a nonlegal description of the property or a vicinity map or sketch, the time, date and place of the public
hearing, where further information may be obtained, and the following, or equivalent, statement: “If the hearing on a
pending action cannot be completed on the date set in the public notice, the meeting or hearing may be continued to
a date certain and no further notice under this Section is required.” (Ord. 5853, 8 -7-17; Ord. 6025, 9-13-2021)
G. NOTICE OF HEARING EXAMINER DECISION:
Notice of Hearing Examiner decisions subject to notice requirements shall be made by the Hearing Examiner’s
office, or designee, to all parties of record, the project proponent, the Department, and affected government
agencies. Notification shall be made by mail (U.S. Postal or electronic transmittal (email) if agreed to by parties) and
shall include:
1. A description of the decision(s), including any conditional approval.
2. A statement explaining where further information may be obtained.
3. Any threshold environmental determination issued and its appeal process.
4. The decision date and a statement that the decision will be final unless an appeal to the City Council is filed with
the City Clerk within fourteen (14) days of the date of the decision. (Ord. 5853, 8 -7-17)
H. NOTICE OF CITY COUNCIL DECISION:
Notice of City Council decisions subject to notice requirements shall be made by the City Clerk’s office to all parties
of record, the project proponent, the Department, and affected government agencies. Notification shall be made by
mail (U.S. Postal or electronic transmittal (email) if agreed to by parties) and shall include:
1. A description of the decision(s), including any conditions of approval.
2. A statement explaining where further information may be obtained.
3. Any threshold environmental determination issued and its appeal process.
4. The decision date and a statement that the decision will be final unless the appropriate land use appeal, writ of
review or appeal from the decision of the City Council is filed with the Superior Court within fourteen (14) days of
the date of the decision. (Ord. 4587, 3-18-1996; Ord. 5853, 8-7-17)
I. FAILURE TO RECEIVE NOTICE:
Failure to receive such mailed notification as may be required pursuant to this Section shall have no effect upon the
proposed action or application. (Ord. 5153, 9-26-2005; Ord. 5793, 4-25-2016)
4-8-100 APPLICATION AND DECISION – GENERAL:
A. PREAPPLICATION MEETING:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 680/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. When Required: A preapplication meeting prior to formal submittal of a development application is required if a
waiver of submittal requirements is requested or a proposed project is within the Airport Influence Area; a
preapplication meeting is recommended for all other projects. (Amd. Ord. 4777, 4 -19-1999; Ord. 4788, 7-19-1999;
Ord. 5100, 11-1-2004; Ord. 5759, 6-22-2015)
2. Purpose: The meeting is not intended to provide an exhaustive review of all potential issues. Preapplication
review does not prevent or limit the City from applying all relevant laws at the time of application submittal. The
purposes of a preapplication meeting are:
a. To acquaint an applicant with the requirements of the City’s development regulations and other applicable
laws.
b. To provide an opportunity for the City to be acquainted with a proposed application prior to review of a
formal application. (Amd. Ord. 4794, 9-20-1999)
3. Preapplication Submittal Requirements: Preapplication meeting submittal requirements are available through
the Department.
4. Waiver of Formal Application Submittal Requirements: An applicant may submit a written request for a
waiver from formal application submittal requirements under RMC 4-8-120, Submittal Requirements – Specific to
Application Type, which may be considered during a preapplication meeting.
B. SUBMITTAL OF FORMAL APPLICATION:
Applications, except appeals, shall be filed with the Department.
C. LETTER OF COMPLETENESS:
1. Timing: Within twenty eight (28) days after receipt of an application, the Department shall provide a written
determination that the application is deemed complete or incomplete according to the submittal requirements as
listed in RMC 4-8-120A, B, or C, and any site-specific information identified after a site visit. In the absence of a
written determination, the application shall be deemed complete.
2. Authority and Standards for Determination of Complete Land Use Applications:
a. Application Completeness: The Administrator shall have the authority to determine if a land use
application is complete or incomplete.
b. Complete Submittal Requirements: Any land use application submitted to the Department shall
demonstrate compliance with all applicable sections of RMC 4 -8-120C.
c. Conformity with Renton Municipal Code: Any land use application submitted to the Department shall
demonstrate reasonable conformance with all applicable provisions of the RMC. If any land use application is
determined by the Administrator to include uses or characteristics which are prohibited by, or in violation of,
the RMC the Administrator is not obligated to accept the application.
3. Incomplete Applications:
a. Notice of Incomplete Application: If an application is determined incomplete, the necessary materials for
completion shall be specified in writing to the contact person and property owner.
b. Notice of Complete Application or Request for Additional Information: Within fourteen (14) days of
submittal of the information specified as necessary to complete an application, the applicant will be notified
whether the application is complete or what additional information is necessary. The maximum time for
resubmittal shall be within ninety (90) days of written notice.
c. Time Extensions: In such circumstances where a project is complex or conditions exist that require
additional time, the Administrator may allow the applicant, contact person and/or property owner additional
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 681/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
time to provide the requested materials. When granted, extension approvals shall be provided in writing. (Ord.
5676, 12-3-2012)
4. Additional Information May Be Requested: A written determination of completeness does not preclude the
Department from requesting supplemental information or studies, if new information is required to complete review
of an application or if significant changes in the permit application are proposed. The Department may set deadlines
for the submittal of supplemental information.
5. Expiration of Complete Land Use Applications: Any land use application type described in RMC 4-8-080 that
has been inactive and an administrative decision has not been made or has not been reviewed by the Hearing
Examiner in a public hearing shall become null and void six (6) months after a certified notice is mailed to the
applicant, contact person, and property owner, unless other time limits are prescribed elsewhere in the Renton
Municipal Code or other codes adopted by reference.
6. Extension of Complete Application: A one-time, one-year extension may be granted if a written extension
request is submitted prior to the expiration date identified in the certified notice and the applicant, contact person, or
property owner(s) has demonstrated due diligence and reasonable reliance towards project completion. In
consideration of due diligence and reasonable reliance the Administrator shall consider the following:
a. Date of initial application;
b. Time period the applicant had to submit required studies;
c. Availability of necessary information;
d. Potential to provide necessary information within one (1) year;
e. Applicant’s rationale or purpose for delay; and
f. Applicant’s ability to show reliance together with an expectation that the application would not expire.
(Ord. 4587, 3-18-1996; Ord. 4660, 3-17-1997; Ord. 5605, 6-6-2011; Ord. 5676, 12-3-2012; Ord. 6098,
12-5-2022)
D. NOTICES TO APPLICANT:
The applicant shall be advised of the date of acceptance of the application and of the environmental determination, if
applicable. The applicant shall be advised of the date of any public hearing at least ten (10) days prior to the public
hearing. (Ord. 3454, 7-28-1980)
E. ADMINISTRATIVE DECISION:
The Administrator shall issue decisions within the time frames established in RMC 4 -8-080, Permit Classification.
F. REPORT BY THE DEPARTMENT FOR PUBLIC HEARING:
1. Report Content: When an application has been set for public hearing, if required, the Department shall
coordinate and assemble the comments and recommendations of other City departments and government agencies
having an interest in the subject application and shall prepare a report summarizing the factors involved and the
Department findings and supportive recommendations.
2. Report Timing: At least seven (7) calendar days prior to the scheduled hearing, the report shall be filed with the
Hearing Examiner and copies thereof shall be mailed to the applicant and shall be made available for use by any
interested party for the cost of reproduction. (Ord. 3300, 3 -19-1979; Amd. Ord. 3592, 12-14-1981)
G. PUBLIC HEARING:
The following shall apply to public hearings held by the Hearing Examiner:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 682/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Hearing by Hearing Examiner Required: Before rendering a decision or recommendation on any application
for which a public hearing is required, the Hearing Examiner shall hold at least one (1) public hearing thereon.
2. Constitutes Hearing by Council: On applications requiring approval by the City Council, the public hearing
before the Hearing Examiner, if required, shall constitute the hearing by the City Council. The Hearing Examiner
shall have the power to prescribe rules and regulations for the conduct of hearings under this Chapter subject to
confirmation by the City Council, and to administer oaths and preserve order.
3. Hearing Rules:
a. Scope of Rules: These rules apply to all hearings that are required by the Renton Municipal Code to be held
before the Hearing Examiner and shall serve as guidance when the Hearing Examiner is given the duty to
conduct hearings on other subjects. The criteria for consideration of land use decisions are found in chapter 4 -9
RMC.
b. Organization Representative Required: When a group of people, organization, corporation, or other
entity, participates in a hearing, one person is to be designated to be its representative and inform the Hearing
Examiner in writing of the name, address and telephone number of that designated representative. The rights of
such participant shall be exercised by the person designated as the representative. Except as otherwise provided
in these rules, notice or other communication to the representative is considered to be notice or communication
to the organization.
c. Powers of Hearing Examiner: The Hearing Examiner shall preside over the hearing. The Hearing Examiner
shall have all of the authority and duties granted to the Hearing Examiner in state statutes, the City code, and
other City ordinances. Included in the duties of the Hearing Examiner are the following: to conduct fair and
impartial hearings, to take all necessary action to avoid delay in the disposition of proceedings, and to maintain
order. The Hearing Examiner has all powers necessary to that end, including the following:
i. To administer oaths and affirmations;
ii. To rule upon offers of proof and receive evidence;
iii. To regulate the course of the hearings and the conduct of the parties and their agents;
iv. To consolidate matters under consideration for hearing whenever the interests of justice and efficiency
will be served or as required by the City code;
v. To question any participant at the hearing;
vi. To hold conferences for settlement, simplification of the issues, or any other proper purpose;
vii. To require briefing on legal issues;
viii. To consider and rule upon all procedural and other motions appropriate to the proceedings; and
ix. To make and file decisions and recommendations.
d. Conflict with State Law or Procedural Due Process: These rules of procedure are adopted to supplement
the requirements of the Renton Municipal Code, state law and procedural due process. In the event that there
are any conflicts between these rules and the provisions of the Renton Municipal Code, state law or procedural
due process, the provisions of the Renton Municipal Code or procedural due process shall prevail.
e. Nature of Proceedings:
i. Frequency: Hearings before the Hearing Examiner shall be held at the time and place specified in the
notice of hearing. Each matter shall be noted to commence at a particular time. Once commenced, a
hearing may be continued by the Hearing Examiner for good cause.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 683/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Format: The format for a hearing will be of an informal nature yet designed in such a way that the
evidence and facts relevant to a particular proceeding will be easily ascertainable by a reviewing body.
The format will allow development of a record consistent with these rules.
iii. Site Visit: Site visits may be helpful in understanding evidence that has been or might be presented at a
hearing. When deemed necessary by the Hearing Examiner, the Hearing Examiner may inspect the site
before or after a hearing. If the Hearing Examiner intends to conduct a post -hearing inspection, he or she
shall ensure that the parties have an opportunity to be heard concerning the visit.
iv. Record of Hearing: Hearings shall be electronically recorded and such recordings shall be a part of
the official case record. No minutes of the hearing will be required, except that the list of witnesses
testifying and exhibits offered and/or entered shall be maintained throughout the proceedings. Written
transcripts of recorded proceedings are the responsibility of the person desiring the transcript at his or her
own cost. Any transcript must be provided to the City Clerk and the Renton City Attorney at no cost.
v. Computation of Time: In the computation of any period of time prescribed or allowed in any manner
by the Hearing Examiner or Renton Municipal Code, the day from which the time period begins to run
shall not be included. When the last day of the period so computed is a Saturday, Sunday or a
City-recognized holiday, the period shall run until the end of the next following business day.
vi. Filing and Service:
(a) Filing occurs when documents are submitted to the Hearing Examiner Clerk at the Renton City
Clerk’s Office. Documents may be submitted by mail, personal delivery, fax, or email. Filing is
complete upon receipt, except that filing by email and fax must be confirmed during regular business
hours. Courtesy copies may be sent directly to the Hearing Examiner. Service by mail will be deemed
complete if postmarked two (2) days before the due date.
(b) Documents required to be served on another party of record may be delivered personally,
transmitted by facsimile or email, or sent by regular mail. Service must be complete by 5:00 p.m. on
the day it is due. In the case of regular mail, service will be deemed complete if postmarked two (2)
days before the due date.
(c) Except for final decisions, every party of record represented by another person and every
participant represented by another person consents to service on the representative.
(d) At least seven (7) calendar days prior to the hearing, the staff member assigned to the matter shall
file a written analysis (“staff report”) with the Hearing Examiner, along with all documents from the
file he or she determines are required for review of the matter. The staff report and an identification of
the documents shall be mailed to the applicant and to the appellant(s), if different from the applicant.
Any party may inspect the Department’s file and submit additional documents to the Hearing
Examiner.
vii. Communications with Hearing Examiner: Any written or verbal communication, made directly or
indirectly with or by the Hearing Examiner that occurs outside of the hearing and in the absence of other
participants is an ex parte communication. Ex parte communications are prohibited, except those
communications regarding written submissions that are copied to all other parties of record or procedural
matters. If an ex parte communication is prohibited by these rules and is recognized after it occurs, a
written statement of the communication shall be made or the statement shall be disclosed during the
hearing with an opportunity for parties of record to respond.
viii. Appearance of Fairness: Proceedings before the Hearing Examiner are quasi-judicial in nature and
therefore the appearance of fairness doctrine applies. At the commencement of the hearing or prior to
commencement, if known, the Hearing Examiner and parties of record are required to disclose any fact
that may affect the ability of the Hearing Examiner to issue a fair and impartial decision.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 684/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ix. Hearing Examiner Pro Tem: In the event the Hearing Examiner is unable to serve, a “Hearing
Examiner Pro Tem” will be selected as determined by the City. The Hearing Examiner Pro Tem shall have
the same authority as the Hearing Examiner.
x. Termination of Jurisdiction: The jurisdiction of the Hearing Examiner ends when the Hearing
Examiner issues a final decision or recommendation in the matter and the time limit for all appeals has
been exhausted. All prehearing orders and non-final decisions and recommendations of the Hearing
Examiner are subject to reconsideration and correction.
xi. Consolidation of Appeal Hearing with Permit Hearing: When an appeal hearing is consolidated
with a permit hearing, the Hearing Examiner may segregate testimony in the hearing into appeal and
permit testimony. The format for each of the segregated portions of the testimony may individually follow
the formats applicable to permit and appeal hearings, as required below.
f. Features Common to All Hearings:
i. Recording: Hearings shall be electronically recorded and the recordings shall be made a part of the
record. Copies of the electronic recordings shall be made available on request upon payment of the costs
of reproduction.
ii. Evidence: Technical rules of evidence will not be applied. The key requirements for evidence will be
relevance and reliability. Relevant and reliable evidence will be admitted if it possesses probative value
commonly accepted by reasonable persons in the conduct of their affairs. The Hearing Examiner may take
judicial notice of facts generally known or capable of accurate and ready determination by resort to
sources whose accuracy cannot reasonably be questioned. Personal attacks shall not be tolerated, unless it
is demonstrated that there is no other manner in which relevant evidence can be presented.
iii. Exhibits: Documents, photographs and physical evidence will be admitted as exhibits as determined
by the Hearing Examiner and each will be assigned an exhibit number.
iv. Staff Report or Analysis: Any staff report or staff analysis produced will be admitted as an exhibit in
the hearing.
v. Testimony – How Presented: Testimony may be presented orally, in writing, or both. Persons giving
expert testimony shall be subject to questioning by both parties of record and by the Hearing Examiner.
When testimony is presented only in writing, the Hearing Examiner has discretion to leave the record open
for written responses by any party of record. The Hearing Examiner is granted discretion to allow or
disallow testimony by telephone or other means that can be heard or reviewed by all parties of record.
vi. Limits on Testimony: The Hearing Examiner may impose reasonable limitations on the nature and
length of testimony. In so doing, the Hearing Examiner shall give consideration to:
(a) The expeditious completion of the hearing.
(b) The need to provide all parties of record a fair opportunity to present their cases.
(c) Accommodating the desires of members of the public to be heard, when public testimony is taken.
At the Hearing Examiner’s discretion, irrelevant or unduly repetitious testimony may be excluded. If all
testimony cannot be presented in the time available, the hearing will be continued.
vii. Burden of Proof: For an application to be approved, a preponderance of the evidence presented at the
hearing must support the conclusion that the application meets the legal decision criteria that apply, and
the applicant shall have the burden of proof. The City shall have the burden of proof in a code
enforcement hearing. For an administrative decision to be reversed or modified, the appellant has the
burden by a preponderance of the evidence to show that the legal decision criteria are not met by the
proposal as approved. In appeals of procedural matters under the State Environmental Policy Act (SEPA),
the determinations of the responsible official shall be entitled to substantial weight.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 685/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
viii. Expert Testimony: Affidavits, declarations or letters containing expert opinion will generally be
admitted without the presence of the expert absent objection from the parties of record. Objections must be
made at the time the written expert testimony is made known to the objecting party. Upon the submittal of
a timely objection, the Hearing Examiner may continue the hearing to require the expert to appear and be
available for cross-examination.
ix. Filing of Papers: All written submissions made in advance of hearing shall be filed with the
Department, marked for the attention of the Hearing Examiner.
x. Closure and/or Continuation of Hearing: At the close of the testimony, the Hearing Examiner may
close; continue to a date and time certain; continue to a tentatively scheduled date and follow with notice
of date and time certain to all attending parties; or close the public hearing pending the submission of
additional information on or before a date certain. The Hearing Examiner may reopen proceedings, as
allowed by law, for good cause any time prior to the issuance of the decision or recommendation.
xi. Application Dismissal: Until a final action on the application is taken, the Hearing Examiner may
dismiss the application for failure to diligently pursue the application after notice is given to all parties of
record.
g. Format of Permit Hearings:
i. The public hearing will be informal in nature, but organized, so that testimony and evidence can be
presented efficiently. The hearing shall include at least the following elements:
(a) An introductory outline of the procedure by the Hearing Examiner.
(b) Testimony by the City staff which shall summarize the written staff report and provide any
additional exhibits or other information the staff believes should be brought to the Hearing Examiner’s
attention. The staff presentation shall include a recommendation for approval, approval with
conditions, or denial.
(c) Testimony by the applicant and the applicant’s witnesses.
(d) Testimony from others wishing to be heard.
(e) Rebuttal testimony and closing argument from staff.
(f) Rebuttal testimony and closing argument from the applicant.
(g) Any participant in the hearing may present his or her testimony through witnesses; provided, that
such witnesses, including expert witnesses, must be personally present to so testify unless permission
has been granted in advance by the Hearing Examiner to present such testimony by telephone.
ii. Testimony for Organizations: Whenever the views of any formal or informal organization are to be
presented, the organization shall designate a representative with authority to coordinate the presentation
and to speak for the group. Any communications with the organization by the Hearing Examiner or by any
party of record during the course of proceedings shall be through the designated representative.
iii. Requiring Further Information: When the Hearing Examiner concludes that further information is
necessary to reach a decision, the record may be kept open to allow time for such information to be
supplied. When appropriate, an opportunity to reply to such information shall be provided to the parties of
record specified by the Hearing Examiner, either in writing or through further hearings.
iv. Content of the Record: The record of a permit hearing shall include at least the following:
(a) The application.
(b) The staff report, when one has been prepared.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 686/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(c) All documentary or physical evidence received and considered, including all exhibits filed.
(d) Electronic recordings of the proceedings and/or an accurate written transcription thereof. (Ord.
5675, 12-3-2012)
H. HEARING EXAMINER’S DECISION:
The following shall apply to permit applications for which the Hearing Examiner is charged with issuing a final
decision:
1. Form and Substance of Hearing Examiner’s Decision/Recommendation: The Hearing Examiner’s decision or
recommendation shall be in writing and shall contain findings of fact and conclusions of law supporting the result
reached. Any conditions included as part of an approval shall be set forth. The Hearing Examiner’s decision and/or
recommendation shall contain a statement advising parties of their appeal rights.
2. Standard Decision Time: Unless the time is extended pursuant to this Section, within fourteen (14) business
days after the record closes, or of the date set for submission of additional information pursuant to this Chapter, the
Hearing Examiner shall render a written decision, including findings and conclusions.
3. Decision Time Extension: In extraordinary cases, the time for filing of the recommendation or decision of the
Hearing Examiner may be extended for not more than thirty (30) calendar days after the conclusion of the hearing if
the Hearing Examiner finds that the amount and nature of the evidence to be considered, or receipt of additional
information which cannot be made available within the normal decision period, requires the extension. Notice of the
extension, stating the reasons therefor, shall be forwarded to all parties of record in the manner set forth in this
Section for notification of the Hearing Examiner’s decision.
4. Conditions and Decision Options and Criteria: The Hearing Examiner may approve or deny or provide a
recommendation to the City Council regarding the application or appeal before him or her. In any decision or
recommendation which allows a project, the Hearing Examiner may impose reasonable conditions supported by the
record. Public testimony is encouraged in all permit hearings but the Hearing Examiner is concerned not with the
popularity of the proposal, but with whether it conforms to criteria for approval under the applicable code
provisions. The Hearing Examiner decides matters on the merits, based on the preponderance of the evidence.
5. Decision Final: The decisions and/or recommendations of the Hearing Examiner are final unless appealed or a
reconsideration is requested and granted. Failure of the Hearing Examiner to follow these rules shall not serve as a
basis for invalidation of the decision, but the Hearing Examiner is expected to apply these rules to the best of his or
her ability.
6. Who Receives Copies of Decision/Recommendation: The Department will maintain a copy of the Hearing
Examiner’s decision or recommendation, available for public inspection, in the official file of each application or
appeal. The parties of record will receive a copy or notice of the Hearing Examiner’s decision or recommendation.
The person mailing the decision shall prepare an affidavit of mailing, in standard form, and the affidavit shall
become a part of the record of the proceedings. In the case of applications requiring City Council approval, the
Hearing Examiner shall file the decision with the City Council members individually or the City Council Liaison at
the expiration of the appeal period for the decision. Any other person may receive a copy upon request upon
payment of the costs of reproduction and postage as allowed by the Public Records Act, chapter 42.56 RCW, as it
exists or may be amended.
7. Correction of Hearing Examiner’s Decision/Recommendation: Technical defects in the Hearing Examiner’s
decision or recommendation may be corrected any time prior to the end of the appeal period, but no such correction
shall operate to lengthen the appeal period.
8. Termination of Jurisdiction: The jurisdiction of the Hearing Examiner terminates upon the end of the appeal
period for a decision or recommendation.
I. RECONSIDERATIONS:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 687/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. When a reconsideration request has been submitted to the City Clerk before the appeal period has expired, the
matter and appeal period shall be held in abeyance pending the outcome of the request for reconsideration. When a
request for reconsideration is filed with the City Clerk, the City Clerk shall notify all parties of record to the
decision. Notice shall be sent within five (5) calendar days via U.S. Postal mail by the City Clerk, or on the date the
request is received if electronic transmittal (email) had been previously approved or agreed to by the parties. A
fourteen (14) calendar day appeal period shall commence upon the issuance of a reconsideration that reverses the
original decision.
2. In order to request reconsideration, the person must have been made a party of record to the decision.
3. A party of record to a decision who asserts the decision was based on erroneous procedure, error of law or fact, or
error in judgment may make a written request for reconsideration by the decision maker (e.g., Administrator,
Hearing Examiner, City Council). Any such request for reconsideration must be made within fourteen (14) calendar
days after the written decision has been rendered. The request shall set forth the specific errors and any arguments
for reconsideration, limited to the evidence in the administrative record unless authorized by chapter 36.70B RCW,
relied upon by such appellant, and the decision maker may, after review of the record, take further action as deemed
proper by said decision maker. The decision maker may request further information from the applicant, which shall
be provided within ten (10) calendar days of the request. Reconsideration cannot be requested for shoreline permits,
including but not limited to: Shoreline Substantial Development Permits, Shoreline Conditional Use Permits, and
Shoreline Variances. All appeals of shoreline permit decisions shall be reviewed by the State of Washington
Shorelines Hearings Board pursuant to RCW 90.58.180. (Ord. 5917, 12 -10-2018)
4. The written decision on the request for reconsideration shall be transmitted to all parties of record within ten (10)
business days of receipt of the request for reconsideration or receipt of the additional information requested,
whichever is later.
5. Each party of record to a decision shall be limited to one request for reconsideration.
J. APPEALS:
See RMC 4-8-110. (Ord. 5675, 12-3-2012)
K. EXPIRATION OF DECISION:
The City declares that circumstances surrounding land use decisions change rapidly over a period of time. In order
to assure the compatibility of a decision with current needs and concerns, any such decision must be limited in
duration, unless the action or improvements authorized by the decision is implemented promptly. Any application or
permit approved pursuant to this Chapter, with the exception of Type IV, V, and VI permits, shall be implemented
within two (2) years of such approval unless other time limits are prescribed elsewhere in the Renton Municipal
Code or state law. Any application or permit which is not so implemented shall terminate at the conclusion of that
period of time and become null and void. The Hearing Examiner may grant one extension of time for a maximum of
one year for good cause shown. The burden of justification shall rest with the applicant.
L. EXPIRATION OF LARGE SCALE OR PHASED PROJECTS:
For large scale or phased development projects, the Hearing Examiner may at the time of approval or
recommendation set forth time limits for expiration which exceed those prescribed in this Section for such extended
time limits as are justified by the record of the action.
M. COUNCIL ACTION:
1. Council Action Requires Minutes and Findings of Fact: Any application requiring action by the City Council
shall be evidenced by minute entry unless otherwise required by law. When taking any such final action, the Council
shall make and enter findings of fact from the record and conclusions therefrom which support its action.
2. Adoption of Hearing Examiner’s Findings and Conclusions Presumed: Unless otherwise specified, the City
Council shall be presumed to have adopted the Hearing Examiner’s findings and conclusions.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 688/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Applications to Be Placed on Council Agenda: Except for rezones, all applications requiring Council action
shall be placed on the Council’s agenda for consideration. (Ord. 3454, 7 -28-1980; Ord. 5853, 8-7-17)
4-8-110 APPEALS:
A. SCOPE AND PURPOSE:
This Section provides the basic procedures for processing appeals to the Hearing Examiner and City Council of land
use and development-related decisions. Specific requirements are based upon the type/level of appeal and the appeal
authority. (Ord. 5154, 9-26-2005; Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
B. REVIEW AUTHORITY:
RMC 4-8-080G, 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. RMC 4 -9-070R,
Environmental Review Procedures, Appeals, lists additional actions subject to appeal to the Hearing Examiner.
(Ord. 4587, 3-18-1996; Amd. Ord. 4660, 3-17-1997; Ord. 4963, 5-13-2002)
C. GENERAL INFORMATION APPLICABLE TO APPEALS:
The following applies to appeals to the Hearing Examiner and City Council unless otherwise provided elsewhere in
the RMC or by state law:
1. Standing: Only the applicant, City or a person who has been made a party of record prior to the issuance of a
decision may appeal the decision. In order to appeal, the person shall be aggrieved or affected by the decision
pursuant to RCW 36.70C.060.
2. Time to File: Except for final EIS decisions, all appeal periods shall be fourteen (14) calendar days, which shall
begin either three (3) calendar days after the date of mailing of the decision to the parties of record via U.S. Postal
mail by the City Clerk, or the date the decision is electronically transmitted, posted or emailed to the appellant and
parties of record by the City Clerk, if such electronic transmittal method has been previously approved or agreed to
by the parties. The appeal period for a final EIS shall be twenty (20) calendar days from the publication of the final
decision. (Ord. 5676, 12-3-2012)
3. Required Form for and Content of Appeals: Any appeal shall be filed in writing with the City Clerk. The
written notice of appeal shall fully, clearly and thoroughly specify the substantial error(s) in fact or law which exist
in the record of the proceedings from which the appellant seeks relief. If the appeal is unclear and does not
sufficiently explain the basis for the appeal, an order requiring the appellant amend the appeal within ten (10)
calendar days of the date of the order may be issued. If the appeal is not satisfactorily amended within the time
allowed, it shall be dismissed. (Ord. 4353, 6-1-1992)
4. Filing of Appeal and Fee: The notice of appeal shall be accompanied by a fee in accordance with the City of
Renton fee schedule. (Ord. 3658, 9-13-1982; Ord. 5660, 5-14-2012; Ord. 5688, 5-13-2013)
5. Facsimile Filings: Whenever any application or filing is required under this Chapter, it may be made by
facsimile. Any facsimile filing received at the City after five o’clock (5:00) p.m. on any business day will be deemed
to have been received on the following business day. Any facsimile filing received after five o’clock (5:00) p.m. on
the last date for filing will be considered an untimely filing. Any party desiring to make a facsimile filing after four
o’clock (4:00) p.m. on the last day for the filing must call the City Clerk’s office and indicate that the filing is being
made by facsimile and the number to which the facsimile copy is being sent. The filing party must ensure that the
facsimile filing is transmitted in adequate time so that it will be completely received by the City before five o’clock
(5:00) p.m. In all instances in which filing fees are to accompany the filing of an application, those filing fees must
be received by the City before the end of the business day on the last day of the filing period or the filing will be
considered incomplete and will be rejected. (Ord. 4353, 6 -1-1992)
6. Motions: The Hearing Examiner may dismiss an appeal to the Hearing Examiner, without hearing, when it is
determined by the Hearing Examiner to be untimely, without merit on its face, incomplete, or frivolous. Any
application to the Hearing Examiner for an order shall be by motion which, unless made during a hearing, shall be in
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 689/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
writing, stating the reasons for the request and setting forth the relief or order sought. Written motions shall be
received at least five (5) business days in advance of the hearing.
7. Parties: The parties in appeal hearings shall be the City, the applicant, and the appellant(s), if different from the
applicant or the City. No other persons shall be allowed to testify unless serving as an expert witness for one of the
parties.
8. Notice of Appeal Filed: If an appeal is filed with the City Clerk, the City Clerk shall notify all parties of record to
the decision subject to the appeal. Notice shall be sent within five (5) calendar days via U.S. Postal mail by the City
Clerk, or on the date the application of appeal is received if electronic transmittal (email) had been previously
approved or agreed to by the parties, and at least ten (10) days prior to the appeal hearing. A hearing for the appeal
shall be set within twenty one (21) days after acceptance of a complete application for appeal.
9. Restrictions on Subsequent Actions: Any later request to interpret, explain, modify, or retract the decision shall
not be deemed to be a new administrative determination creating a new appeal period for any new third party to the
permit. (Ord. 4168, 8-8-1988)
10. Limit on Number of Appeals: Pursuant to RCW 36.70B.050 and 43.21C.075, the City has consolidated the
permit process to allow for only one open record appeal of all permit decisions associated with a single development
application.
There shall be no more than one appeal on a procedural determination or environmental determination such as the
adequacy of a determination of significance, nonsignificance, or of a final environmental impact statement.
Any appeal of the action of the Hearing Examiner in the case of appeals from environmental determinations shall be
joined with an appeal of the substantive determination. (Ord. 3891, 2 -25-1985; Ord. 4587, 3-18-1996; Ord. 4660,
3-17-1997; Ord. 5608, 6-6-2011)
11. Exhaustion of Administrative Remedies: No person may seek judicial review of any decision of the City
unless that person first exhausts the administrative remedies provided by the City. (Ord. 6025, 9 -13-2021)
D. (Repealed by Ord. 5853, 8-7-17)
E. APPEALS TO HEARING EXAMINER:
1. Format of the Appeal Hearing: The appeal hearing will be of an informal nature, but organized so that
testimony and other evidence can be presented efficiently. An appeal hearing shall include at least the following:
a. An introductory outline of the procedure by the Hearing Examiner.
b. Presentation by the appellant, including any witnesses.
c. Cross-examination, if any, of appellant and appellant’s witnesses.
d. Presentation by City staff, summarizing the staff analysis and including any witnesses for the City.
e. Cross-examination, if any, of City staff and staff’s witnesses.
f. Presentation by the project applicant, if different from appellant, including any witnesses.
g. Cross-examination of any of the project applicant and applicant’s witnesses.
h. Rebuttal testimony and closing by City staff.
i. Rebuttal testimony and closing by applicant, if different from appellant.
j. Rebuttal testimony and closing by appellant.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 690/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Prehearing Conference: The Hearing Examiner may schedule and hold a prehearing conference when it
appears that the orderly and efficient conduct of the hearing will be served, or that settlement of the appeal through
such a conference is likely. A prehearing conference may, among other things, consider:
a. Simplification of the issues.
b. The existence of undisputed facts to which the parties are willing to stipulate.
c. The identification of witnesses and documentary or other evidence to be presented at hearing.
d. Any reasonable needs any party may have for discovering the details of the case the other party intends to
present.
e. The imposition of reasonable time limits.
Based upon the discussions and agreements at such a conference, the Hearing Examiner may enter a prehearing
order, which shall govern subsequent proceedings. If the case is settled at such a conference, the Hearing Examiner
shall enter an order reciting the terms of the settlement and dismissing the appeal.
3. Content of the Record: The record of an appeal hearing conducted by the Hearing Examiner shall include at
least the following:
a. The notice of appeal and any amendments.
b. The staff analysis responding to the appeal and all accompanying documents, including the papers that
comprise the record of the decision subject to appeal.
c. Additional documentary or physical evidence received and considered, including all exhibits filed.
d. The Hearing Examiner's decision.
e. Electronic recordings of the proceedings and/or an accurate written transcription thereof.
4. Hearing Examiner Decision:
a. Substantial Weight: The procedural determination by the Environmental Review Committee or City staff
shall carry substantial weight in any appeal proceeding. The Hearing Examiner shall give substantial weight to
any discretionary decision of the City rendered pursuant to this Chapter/Title.
b. Hearing Examiner Decision Options and Decision Criteria: The Hearing Examiner may affirm the
decision or remand the case for further proceedings, or it may reverse the decision if the substantial rights of
the applicant may have been prejudiced because the decision is:
i. In violation of constitutional provisions; or
ii. In excess of the authority or jurisdiction of the agency; or
iii. Made upon unlawful procedure; or
iv. Affected by other error of law; or
v. Clearly erroneous in view of the entire record as submitted; or
vi. Arbitrary or capricious.
c. Time for Hearing Examiner’s Decision: Each final decision of a Hearing Examiner, unless a longer period
is mutually agreed to in writing by the applicant and the Hearing Examiner, shall be rendered within ten (10)
business days following conclusion of all testimony and hearings.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 691/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Collateral Estoppel (Issue Preclusion): The Hearing Examiner may deny a party’s request to relitigate one
or more issues or determinative facts decided or ruled upon in a previous litigation if the party against whom
the collateral estoppel doctrine is to be applied had a full and fair opportunity to litigate the issue in the prior
proceeding. The party requesting application of the collateral estoppel doctrine must establish by a
preponderance of the evidence that (1) the issue decided in the earlier proceeding was identical to the issue
presented in the later proceeding; (2) the earlier proceeding ended in a judgment on the merits; (3) the party
against whom collateral estoppel is asserted was a party to, or in privity with a party to, the earlier proceeding;
and (4) application of collateral estoppel does not work an injustice on the party against whom it is applied. The
Hearing Examiner may apply collateral estoppel, sua sponte.
e. Res Judicata (Claim Preclusion): The Hearing Examiner may apply a prior ruling or summarily decide an
action or appeal if the current, pending or proposed action or appeal is substantially identical to a prior action or
appeal in four (4) respects: (1) the same persons and parties or a person or party in privity with the prior person
or party; (2) causes of action that substantially involve the same rights or interest, the same evidence, an
infringement of substantially the same rights or interests, or the two (2) actions or appeals arise out of
substantially the same facts; (3) subject matter is identical or substantially the same; and (4) at least one or
more of the parties are bound by the prior judgment or ruling. The party requesting application of the res
judicata doctrine does not have to prove each factor, but must prove by a preponderance of the evidence that
application of res judicata is appropriate. The Hearing Examiner may apply res judicata, sua sponte.
f. Full and Fair Opportunity: Failure to seek or obtain evidence or information that existed at the time of the
prior proceeding does not establish that a party did not have a full or fair opportunity to litigate an issue or
change the subject matter of an action or appeal. (Ord. 3454, 7 -28-1980; Ord. 3891, 2-25-1985; Ord. 3992,
5-19-1986; Ord. 4168, 8-8-1988; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4401, 5-3-1993; Ord. 4521,
6-5-1995; Ord. 4551, 9-18-1995; Amd. Ord. 4827, 1-24-2000; Ord. 4899, 3-19-2001; Ord. 5153, 9-26-2005;
Ord. 5558, 10-25-2010; Ord. 5675, 12-3-2012; Ord. 5706, 3-24-2014)
F. APPEALS TO CITY COUNCIL:
1. Standing and Parties to the Appeal: See subsection C of this Section.
2. Time to File: See subsection C of this Section.
3. Notice of Appeal: See subsection C of this Section.
4. Council Review Procedures: No public or open record appeal hearing shall be held by the City Council. No new
or additional evidence or testimony shall be accepted by the City Council. The cost of transcription of the hearing
record shall be borne by the applicant. If a transcript is made, the applicant is required to provide a copy to the City
Clerk and the Renton City Attorney at no cost. It shall be presumed that the record before the City Council is
identical to the hearing record before the Hearing Examiner. (Ord. 5675, 12 -3-2012)
5. Burden: The burden of proof shall rest with the appellant.
6. Council Evaluation Criteria: The consideration by the City Council shall be based solely upon the record, the
Hearing Examiner’s report, the notice of appeal and additional arguments based on the record by parties.
7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing Examiner and after
examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may
modify or reverse the decision of the Hearing Examiner accordingly. (Ord. 5675, 12 -3-2012)
8. Alternative City Council Procedure: As an alternative to the provisions of subsections F5 through 7 of this
Section, the City Council shall affirm without review a decision of the Hearing Examiner if one or more of the
following circumstances exist:
a. More than one timely notice of appeal was filed. For the purposes of this subsection, an amended or
supplemental notice of appeal timely filed by the same appellant shall not be deemed a separate notice of
appeal;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 692/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. The project at issue in the Hearing Examiner’s decision has more than fifteen (15) documented parties of
record;
c. The project at issue in the Hearing Examiner’s decision was issued a Determination of Significance (DS)
under the State Environmental Policy Act;
d. A timely notice of appeal asserts that the jurisdiction of one or more agencies other than the City has bearing
on the outcome of the appeal; or
e. A timely notice of appeal asserts that one or more treaty rights have bearing on the outcome of the appeal.
9. Decision Documentation: The decision of the City Council shall be in writing and shall specify any modified or
amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material
finding shall be supported by substantial evidence in the record.
10. Council Action Final: The action of the Council approving, modifying or rejecting a decision of the Hearing
Examiner shall be final and conclusive, unless timely appealed. (Ord. 3658, 9 -13-1982; Ord. 4389, 1-25-1993; Ord.
4660, 3-17-1997; Ord. 5558, 10-25-2010; Ord. 5853, 8-7-17; Ord. 5902, 12-10-2018; Ord. 6025, 9-13-2021)
G. RESERVED
H. (Repealed by Ord. 5853, 8-7-17)
I. (Repealed by Ord. 5853, 8-7-17)
J. (Repealed by Ord. 5853, 8-7-17)
4-8-120 SUBMITTAL REQUIREMENTS – SPECIFIC TO APPLICATION TYPE:
The following tables list the submittal requirements for each type of permit application or land use approval which
must accompany the required application fees specified in RMC 4-1-180 through 4-1-200 and the current City of
Renton Fee Schedule. Application materials shall be formatted to meet the City’s current Electronic File Standards
available through the Department or the City’s website.
A. Table 4-8-120A – Public Works Permit Submittal Requirements.
B. Table 4-8-120B – Building Section Permit Submittal Requirements.
C. Table 4-8-120C – Land Use Permit Submittal Requirements.
A. Public Works Permit Submittal Requirements:
TABLE 4-8-120A
PUBLIC WORKS APPLICATIONS
SUBMITTAL REQUIREMENTS
TYPE OF
APPLICATION/PERMIT
Civil
Construction
Permit
Franchise
Permit
Revocable
Right-of-
Way
Permit
Discharge
Permit
APA
Operating
Permit
APA
Closure
Permit
Arborist Report X
Biological Assessment/Critical Area Study X(d)
Closure Permit Application Form X(b)
Civil Construction Permit Application Form X
Construction Closeout Documents X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 693/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
PUBLIC WORKS APPLICATIONS
SUBMITTAL REQUIREMENTS
TYPE OF
APPLICATION/PERMIT
Civil
Construction
Permit
Franchise
Permit
Revocable
Right-of-
Way
Permit
Discharge
Permit
APA
Operating
Permit
APA
Closure
Permit
Discharge Permit Application X
Civil Construction Plans X
Easement, Proposed X
Franchise Permit Application X
Geotechnical Report X
Hazardous Materials Management Statement X(b)
Land Use Permit Documents X
Operating Permit Application X
Post Office Approval X
Revocable Right-of-Way Permit Application X
Source Statement, Fill Material X(b)
Stream or Lake Study X(c)
Technical Information Report X
Wetlands Assessment X(a)
Table 4-8-120A Legend: An “X” indicates that the submittal item is required unless waived
by the Administrator or designee. Waiver of aquifer permit submittal requirements may be
granted by the Public Works Water Utility Section.
Footnotes:
(a) Required when wetlands are present on site.
(b) Required when project is located in Zone 1 or 2 of an aquifer protection area.
(c) A standard stream or lake study is required for any application proposal. A supplemental
study is required if an unclassified stream is involved, or if there are proposed alterations of
the water body or buffer.
(d) Only required when project is located in designated floodplain.
(Ord. 4587, 3-18-1996; Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005; Ord. 5304, 9-17-2007; Ord. 5528,
3-8-2010; Ord. 5675, 12-3-2012; Ord. 6098 (Att. A), 12-5-2022)
B. Building Section Permit Submittal Requirements:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 694/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
TABLE 4-8-120B
BUILDING
APPLICATIONS
SUBMITTAL
REQUIREMENTS
TYPE OF
APPLICATION/PERMIT Demolition Grading/Fill
Manufactured
Home in
Manufactured
Home Park
Manufactured
Home Outside
of
Manufactured
Home Park
Multi-Family/Commercial/
Industrial New or
Additions
Commercial/Industrial
Interior Remodel Pool/Spa Sign
Single
Family/Duplex
New
or Additions
Single
Family/Multi-Family
Interior Remodel
Applicant Agreement Statement (for wireless
communications facilities only) X
Application Form, Building Division X X X X X X X X X X
Application Form, Construction Permit X X
Architectural Elevations X X(q)
Architectural Plans,
Commercial/Industrial/Attached Dwellings 3+
Units X X(n)
Architectural Plans, Detached and 2 Attached
Dwellings X X
Biological Assessment/Critical Areas Study X(s) X(s) X(s) X(s) X(s) X(s) X(s)
Blocking/Anchoring/Skirting Details X
Construction and Materials Diversion X X
Construction Mitigation Description X X
Drainage Plans X X X(h)
Drainage Report X
Electrical Plans X X X(g)
Energy Code Checklist, Nonresidential X(m) X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 695/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
BUILDING
APPLICATIONS
SUBMITTAL
REQUIREMENTS
TYPE OF
APPLICATION/PERMIT Demolition Grading/Fill
Manufactured
Home in
Manufactured
Home Park
Manufactured
Home Outside
of
Manufactured
Home Park
Multi-Family/Commercial/
Industrial New or
Additions
Commercial/Industrial
Interior Remodel Pool/Spa Sign
Single
Family/Duplex
New
or Additions
Single
Family/Multi-Family
Interior Remodel
Energy Code Checklist, Residential X(k) X X(a)
Foundation Plans X X X X
Geotechnical Report X(b) X X(b)
Grading Plan X X
Grading Work Description X X
Hazardous Materials Management Statement X(o) X(o) X(o) X(o) X(o) X(o) X(o)
Heat Loss Calculation X(c) X(c)
Installer Certification X
Inventory of Existing Sites (for wireless
communications facilities only) X
Irrigation Sprinkler Plans X
King County Health Department-Approved Plans X(f) X(f) X(g)
Land Use Permit Conditions, Approved (if any) X X X X
Landscape Plan, Detailed X X(r)
Lease Agreement, Draft (for wireless
communications facilities only) X
Manufacturer’s Plans X
Mechanical Plans X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 696/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
BUILDING
APPLICATIONS
SUBMITTAL
REQUIREMENTS
TYPE OF
APPLICATION/PERMIT Demolition Grading/Fill
Manufactured
Home in
Manufactured
Home Park
Manufactured
Home Outside
of
Manufactured
Home Park
Multi-Family/Commercial/
Industrial New or
Additions
Commercial/Industrial
Interior Remodel Pool/Spa Sign
Single
Family/Duplex
New
or Additions
Single
Family/Multi-Family
Interior Remodel
Plumbing Plans X(m) X
Project Information Sheet (includes legal
description) X X X X X(n) X X X
Receipt for Civil Construction Permit Application X X(h)
Residential Drainage Application X
Roadway Construction Plan X
Screening Detail, Refuse/Recycling X
Service Area Map (for wireless communications
facilities only) X
Side Sewer Capping Permit, Finaled X
Sign Plan X
Site Plan, Commercial, Industrial, Multi-Family X X
Site Plan, Sign X
Site Plan, Single Family/Duplex X X X(d) X
Source Statement, Fill Material, Aquifer
Protection Areas X(p) X(p) X(p) X(p) X(p) X(p) X(p)
Structural Calculations X X X(e) X(g) X X(i)
Structural Plans X X X(e) X(g) X X(j)
Topography Map (may be combined with site
plan or grading plan) X X X X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 697/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
BUILDING
APPLICATIONS
SUBMITTAL
REQUIREMENTS
TYPE OF
APPLICATION/PERMIT Demolition Grading/Fill
Manufactured
Home in
Manufactured
Home Park
Manufactured
Home Outside
of
Manufactured
Home Park
Multi-Family/Commercial/
Industrial New or
Additions
Commercial/Industrial
Interior Remodel Pool/Spa Sign
Single
Family/Duplex
New
or Additions
Single
Family/Multi-Family
Interior Remodel
Tree Retention/Land Clearing Plan X X X X(d)
Utilities Construction Plans X X
Water/Sewer Availability Letter X(j)(k) X(j) X(a)(j)
Water Service Disconnect Request (final) X
WSEC Trade-Off Form X(l)
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 698/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Table 4-8-120B Legend: An “X” indicates that the submittal item is required unless waived
by the Administrator or designee.
Footnotes:
a. Required for any alteration of exterior of (heated) building envelope.
b. When required for foundations or retaining walls by the IBC.
c. Required for installation of a new furnace or a replacement of greater size.
d. Not required for pools/spas/hot tubs to be installed within an existing building.
e. Required for structural changes only.
f. Required for food service establishments only.
g. Required only for public pools/spas/hot tubs (not required for single family or duplex
pools/spas/hot tubs).
h. Required for duplexes only.
i. Required for other than conventional construction.
j. Required only if trade-off option is being used for compliance.
k. For multi-family, one per building.
l. Not required for additions.
m. Not required for multi-family projects.
n. For restaurants and any construction project involving work in the right -of-way, four (4)
copies are required.
o. Required only when project is located in an Aquifer Protection Area and (1) construction
vehicles will be refueled on site and/or (2) 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 minimis amount is exceeded. Ten (10) pounds shall be
considered equal to one gallon.
p. Required only when project is located in an Aquifer Protection Area.
q. For accessory dwelling units (detached) architectural elevations of the primary dwelling
unit are also required.
r. For nonexempted projects: Trees only required for those properties where street trees in the
right-of-way have not been planted, except for the RC and R-1 zones, where two trees shall be
planted in the front yard.
s. Only required when project is located in designated floodplain.
(Ord. 4587, 3-18-1996; Amd. Ord. 4773, 3-22-1999; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4992,
12-9-2002; Ord. 5100, 11-1-2004; Ord. 5304, 9-17-2007; Ord. 5450, 3-2-2009; Ord. 5473, 7-13-2009; Ord. 5520,
12-14-2009; Ord. 5528, 3-8-2010; Ord. 5675, 12-3-2012; Ord. 6098 (Att. A), 12-5-2022)
C. Land Use Permit Submittal Requirements:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 699/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
TABLE 4-8-120C
Comp. Plan Map
Amendment/Rez
one
Comp.
Plan Map
Text
Amendme
nt
Conditional
Use Permit
(Administrati
ve)
Condition
al Use
Permit
(Hearing
Examiner
)
Critic
al
Area
Permi
t
Environmen
tal Review
Environmen
tal Review
(Nonproject)
Grade
and
Fill
Permit
(Specia
l)
Lot Line
Adjustme
nt
Master
Site
Plan
(Overal
l)
Master
Site Plan
(Individu
al
Phases)
Mobile
Home
Park,
Prelimina
ry
Mobil
e
Home
Park,
Final
Modification/Altern
ate Request
Plat
,
Fin
al
Plat,
Preliminary/Bind
ing Site Plan
PUD,
Prelimina
ry
PU
D,
Fina
l
Rezon
e
Routine
Vegetation
Manageme
nt Permit
Shoreline
Exempti
on
Shoreline
Substantial
Developme
nt Permit
X X X X X X X X X
X11 X X
X10 X X
X X X
X X X X X X X X X X X X X
X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 700/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Comp. Plan Map
Amendment/Rez
one
Comp.
Plan Map
Text
Amendme
nt
Conditional
Use Permit
(Administrati
ve)
Condition
al Use
Permit
(Hearing
Examiner
)
Critic
al
Area
Permi
t
Environmen
tal Review
Environmen
tal Review
(Nonproject)
Grade
and
Fill
Permit
(Specia
l)
Lot Line
Adjustme
nt
Master
Site
Plan
(Overal
l)
Master
Site Plan
(Individu
al
Phases)
Mobile
Home
Park,
Prelimina
ry
Mobil
e
Home
Park,
Final
Modification/Altern
ate Request
Plat
,
Fin
al
Plat,
Preliminary/Bind
ing Site Plan
PUD,
Prelimina
ry
PU
D,
Fina
l
Rezon
e
Routine
Vegetation
Manageme
nt Permit
Shoreline
Exempti
on
Shoreline
Substantial
Developme
nt Permit
X X X X X X X X X X X X X X X X X X
X X X
X X X X X X
X X X X X X X X X X X X
X X X X
X X X X
X X X
X X X X X X X X
X X X X X X X X X X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 701/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Comp. Plan Map
Amendment/Rez
one
Comp.
Plan Map
Text
Amendme
nt
Conditional
Use Permit
(Administrati
ve)
Condition
al Use
Permit
(Hearing
Examiner
)
Critic
al
Area
Permi
t
Environmen
tal Review
Environmen
tal Review
(Nonproject)
Grade
and
Fill
Permit
(Specia
l)
Lot Line
Adjustme
nt
Master
Site
Plan
(Overal
l)
Master
Site Plan
(Individu
al
Phases)
Mobile
Home
Park,
Prelimina
ry
Mobil
e
Home
Park,
Final
Modification/Altern
ate Request
Plat
,
Fin
al
Plat,
Preliminary/Bind
ing Site Plan
PUD,
Prelimina
ry
PU
D,
Fina
l
Rezon
e
Routine
Vegetation
Manageme
nt Permit
Shoreline
Exempti
on
Shoreline
Substantial
Developme
nt Permit
X X X X X X X X X X X
X X X X X X X X X
X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X
X X X X X X X X X X X X X X
X
X X X X X X X X X X X X
X X X X X X X X
X X X X X X X X X X X X X
X3 X3 X X X X X X X X
X X
X X X X X X X X X X X
X X X X X X X X X X X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 702/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Comp. Plan Map
Amendment/Rez
one
Comp.
Plan Map
Text
Amendme
nt
Conditional
Use Permit
(Administrati
ve)
Condition
al Use
Permit
(Hearing
Examiner
)
Critic
al
Area
Permi
t
Environmen
tal Review
Environmen
tal Review
(Nonproject)
Grade
and
Fill
Permit
(Specia
l)
Lot Line
Adjustme
nt
Master
Site
Plan
(Overal
l)
Master
Site Plan
(Individu
al
Phases)
Mobile
Home
Park,
Prelimina
ry
Mobil
e
Home
Park,
Final
Modification/Altern
ate Request
Plat
,
Fin
al
Plat,
Preliminary/Bind
ing Site Plan
PUD,
Prelimina
ry
PU
D,
Fina
l
Rezon
e
Routine
Vegetation
Manageme
nt Permit
Shoreline
Exempti
on
Shoreline
Substantial
Developme
nt Permit
X4 X X
X X
X X
X
X X X X X X X X X X X X
X X X X
X4 X X
X X X X X X X X X X X X X X X X X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 703/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Comp. Plan Map
Amendment/Rez
one
Comp.
Plan Map
Text
Amendme
nt
Conditional
Use Permit
(Administrati
ve)
Condition
al Use
Permit
(Hearing
Examiner
)
Critic
al
Area
Permi
t
Environmen
tal Review
Environmen
tal Review
(Nonproject)
Grade
and
Fill
Permit
(Specia
l)
Lot Line
Adjustme
nt
Master
Site
Plan
(Overal
l)
Master
Site Plan
(Individu
al
Phases)
Mobile
Home
Park,
Prelimina
ry
Mobil
e
Home
Park,
Final
Modification/Altern
ate Request
Plat
,
Fin
al
Plat,
Preliminary/Bind
ing Site Plan
PUD,
Prelimina
ry
PU
D,
Fina
l
Rezon
e
Routine
Vegetation
Manageme
nt Permit
Shoreline
Exempti
on
Shoreline
Substantial
Developme
nt Permit
X
X X X X X X X X X X X
X
X
X X X
X X X X X X X X X X X X X X X X X X X X X X
X
X X
X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 704/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Comp. Plan Map
Amendment/Rez
one
Comp.
Plan Map
Text
Amendme
nt
Conditional
Use Permit
(Administrati
ve)
Condition
al Use
Permit
(Hearing
Examiner
)
Critic
al
Area
Permi
t
Environmen
tal Review
Environmen
tal Review
(Nonproject)
Grade
and
Fill
Permit
(Specia
l)
Lot Line
Adjustme
nt
Master
Site
Plan
(Overal
l)
Master
Site Plan
(Individu
al
Phases)
Mobile
Home
Park,
Prelimina
ry
Mobil
e
Home
Park,
Final
Modification/Altern
ate Request
Plat
,
Fin
al
Plat,
Preliminary/Bind
ing Site Plan
PUD,
Prelimina
ry
PU
D,
Fina
l
Rezon
e
Routine
Vegetation
Manageme
nt Permit
Shoreline
Exempti
on
Shoreline
Substantial
Developme
nt Permit
X X X X X X X X X X X X X X X X X X X
X11 X X
X X X X X X X X X
X4 X X
X
X X X X X X X X X X X X X X X
X
X X X X X X X X X X X X X X X X
X
X
X
X X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 705/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Comp. Plan Map
Amendment/Rez
one
Comp.
Plan Map
Text
Amendme
nt
Conditional
Use Permit
(Administrati
ve)
Condition
al Use
Permit
(Hearing
Examiner
)
Critic
al
Area
Permi
t
Environmen
tal Review
Environmen
tal Review
(Nonproject)
Grade
and
Fill
Permit
(Specia
l)
Lot Line
Adjustme
nt
Master
Site
Plan
(Overal
l)
Master
Site Plan
(Individu
al
Phases)
Mobile
Home
Park,
Prelimina
ry
Mobil
e
Home
Park,
Final
Modification/Altern
ate Request
Plat
,
Fin
al
Plat,
Preliminary/Bind
ing Site Plan
PUD,
Prelimina
ry
PU
D,
Fina
l
Rezon
e
Routine
Vegetation
Manageme
nt Permit
Shoreline
Exempti
on
Shoreline
Substantial
Developme
nt Permit
X
X X X X X X X
X
X X X X X X X X X X X X
X
X
X X
X
X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 706/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Comp. Plan Map
Amendment/Rez
one
Comp.
Plan Map
Text
Amendme
nt
Conditional
Use Permit
(Administrati
ve)
Condition
al Use
Permit
(Hearing
Examiner
)
Critic
al
Area
Permi
t
Environmen
tal Review
Environmen
tal Review
(Nonproject)
Grade
and
Fill
Permit
(Specia
l)
Lot Line
Adjustme
nt
Master
Site
Plan
(Overal
l)
Master
Site Plan
(Individu
al
Phases)
Mobile
Home
Park,
Prelimina
ry
Mobil
e
Home
Park,
Final
Modification/Altern
ate Request
Plat
,
Fin
al
Plat,
Preliminary/Bind
ing Site Plan
PUD,
Prelimina
ry
PU
D,
Fina
l
Rezon
e
Routine
Vegetation
Manageme
nt Permit
Shoreline
Exempti
on
Shoreline
Substantial
Developme
nt Permit
X X X X X X X X X X X X X X X X X
X X
X X X X X X X X X X X X X X X X
X X X X X X X X X X X X
X X X X X X X X X
X X X X X X X X X X X X X X
X7 X7 X7 X7 X7
X X X X X X X X X X
X
X X X X X X X X X X X X
X X X X X X X X X X X
X X X X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 707/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Comp. Plan Map
Amendment/Rez
one
Comp.
Plan Map
Text
Amendme
nt
Conditional
Use Permit
(Administrati
ve)
Condition
al Use
Permit
(Hearing
Examiner
)
Critic
al
Area
Permi
t
Environmen
tal Review
Environmen
tal Review
(Nonproject)
Grade
and
Fill
Permit
(Specia
l)
Lot Line
Adjustme
nt
Master
Site
Plan
(Overal
l)
Master
Site Plan
(Individu
al
Phases)
Mobile
Home
Park,
Prelimina
ry
Mobil
e
Home
Park,
Final
Modification/Altern
ate Request
Plat
,
Fin
al
Plat,
Preliminary/Bind
ing Site Plan
PUD,
Prelimina
ry
PU
D,
Fina
l
Rezon
e
Routine
Vegetation
Manageme
nt Permit
Shoreline
Exempti
on
Shoreline
Substantial
Developme
nt Permit
X X X X X X X X X X X X X X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 708/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Table 4-8-120C Legend: An “X” indicates that the submittal item is required unless waived by the Administrator or
designee.
Footnotes:
1. This information is required only for those home occupations that will have customer visits,
more than six (6) business deliveries per week, or external indication of commercial activity.
2. Level of detail limited to scope listed in RMC 4 -9-210A.
3. Level of detail required may be reduced by Administrator.
4. Not required for amateur radio antennas.
5. Deleted.
6. Deleted.
7. Only required for projects requiring review in the Urban Center Design Overlay District.
8. A standard stream or lake study is required for any application proposal; provided, that an
individual single family residence on a parcel less than twenty thousand (20,000) square feet
shall not be subject to this requirement. A supplemental stream or lake study is also required
if an unclassified stream is involved, or if there are proposed alterations of the water body or
buffer, as identified in the standard stream or lake study. If substantial impacts to the existing
vegetation within the buffer required by RMC 4 -3-090D7a, Shoreline Bulk Standards, or as
modified under RMC 4-3-090F1, Vegetation Conservation, are identified in the standard
stream or lake study, a supplemental stream or lake study may be required by the Community
and Economic Development Administrator. A stream or lake mitigation plan will be required
prior to final approval for any plans or permits that result in mitigation identified in the
supplemental stream or lake study.
9. The only submittal requirements required for Tier I Temporary Use Permit are Master
Application, Site Plan, and King County Health Department Approval.
10. Only that portion of the agreement relating to removal upon discontinuation of use is
required for amateur radio antennas.
11. Submission of an affidavit and photograph of an installed public outreach sign and/or
neighborhood meeting materials is only required for site plan review if the sign and/or
neighborhood meeting is required per RMC 4-8-090, Public Notice Requirements.
12. For applicants seeking bonus density under the provisions of RMC 4 -9-065.
(Ord. 4587, 3-18-1996; Amd. Ord. 4722, 5-11-1998; Ord. 4777, 4-19-1999; Ord. 4802, 10-25-1999; Ord. 4821,
1-24-2000; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4954, 2-11-2002; Ord. 4963, 5-13-2002; Ord. 4982,
9-23-2002; Ord. 5028, 11-24-2003; Ord. 5100,11-1-2004; Ord. 5137, 4-25-2005; Ord. 5304,9-17-2007; Ord. 5356,
2-25-2008; Ord. 5369, 4-14-2008; Ord. 5450, 3-2-2009; Ord. 5528,3-8-2010; Ord. 5570, 11-15-2010; Ord.
5577,11-15-2010; Ord. 5578, 11-15-2010; Ord. 5633, 10-24-2011; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012;
Ord. 5748, 1-12-2015; Ord. 5749, 1-12-2015; Ord. 5798 (Att. B), 4-25-2016; Ord. 5876 (Att. B), 1-22-2018; Ord.
6041 (Att. A), 12-13-2021; Ord. 6098 (Att. A), 12-5-2022)
D. DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND
PUBLIC WORKS PERMIT APPLICATIONS:
1. Definitions A:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 709/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Affidavit of Installation of Public Information Sign: A notarized statement signed by the applicant of applicant’s
representative attesting that the required public information sign(s) has been installed in accordance with City Code
requirements.
Annexation, Ten Percent (10%) Notice of Intent: A petition form, supplied by the City, containing the signatures
of property owners as identified in King County Assessor’s records as taxpayers of record for properties
representing at least ten percent (10%) of the assessed valuation for the areas proposed for annexation. Information
requested on the form includes the signatures of all identified taxpayers of record, the date of signing, a mailing
address, and property identification number of each parcel. Petitions must conform to RCW 35A.01.040.
Annexation, Sixty Percent (60%) Petition: A petition form, supplied by the City, containing the signatures of
property owners as identified in King County Assessor’s records as taxpayers of record for properties representing at
least sixty percent (60%) of the assessed valuation for the areas proposed for annexation. Information requested on
the form includes the signatures of all identified taxpayers of record, the date of signing, a mailing address, and
property identification number of each parcel. Petitions must conform with RCW 35A.01.040.
Applicant Agreement Statement: A signed notarized statement indicating that:
a. The applicant agrees to allow for the potential collocation of additional wireless communication facility
equipment by other providers on the applicant’s structure or within the same site location; and
b. That the applicant agrees to remove the facility within six (6) months after that site’s use is discontinued or if
the facility falls into disrepair, and restore the site to its pre-existing condition. If there are two (2) or more
users of a single wireless communication facility (WCF), then this provision shall not become effective until all
users cease using the WCF.
Application Fee: The appropriate processing fee as required by the Renton Municipal Code.
Application Form, Building Section: The Development Services Division form required for the type of work to be
performed (e.g., grading permit application for grading work, sign permit application for installation of a sign, etc.).
Information requested includes the following:
a. King County Tax Assessor’s number for the property;
b. Legal description of property;
c. Street address, if applicable;
d. Property owner’s name, address and phone number;
e. Prime contractor’s business name, address, phone number, current state contractor registration number; and
f. Either the name, address and phone number of the lender administering the interim construction financing, if
any, or the name and address of the firm that has issued a payment bond, if any, on behalf of the prime
contractor for the protection of the owner, if the bond is for an amount fifty percent (50%) or more than the
total construction project.
Application Form, Construction Permit: The City of Renton form used for all public works construction projects.
Information requested includes the name, address, and telephone number for the project applicant and property
owner, legal description, King County Tax Assessor’s number, site area, area of impervious surface, description of
work, preliminary cost estimate, and, if applicable, water meter size.
Application Form, Master: The Department’s combined land use permit application form used for most
environmental and land use reviews. Information requested includes the name, address, and telephone number for
the project applicant, all owners, contact person, tax account number for the property, and other site information.
Approved Testing Agency: An agency as determined by the Washington Association of Building Officials whose
purpose is to provide special building inspection(s).
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 710/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Arborist Report: A report prepared by an ISA certified arborist or ASCA certified consultant that correlates with
the Tree Retention/Land Clearing (Tree Inventory) Plan and includes the following:
a. The project location, description of proposed development, and description of proposed tree removal; and
b. A conceptual tree removal and retention plan; and
c. An inventory of all trees on site to be retained and removed, with details regarding tree species, size, health,
proposed reasons for any removal, and the tree credit value for each tree pursuant to the table shown in RMC
4-4-130H1b, Tree Credit Requirements; and
d. In cases where high-risk trees are proposed for removal, the report shall be prepared by an arborist with ISA
Tree Risk Assessment Qualification (TRAQ) and include an ISA Tree Risk Assessment standard form fully
completed. (Ord. 6076, 8-8-2022)
Arborist Report, Final: A report prepared by an ISA certified arborist or ASCA certified consultant summarizing
field verification of the health of the retained trees post -construction and recommendations for long-term care. (Ord.
6076, 8-8-2022)
Architectural Plans, Commercial, Industrial, Attached Dwellings with Three (3) or More Units: A twenty four
inch by thirty six inch (24" x 36") plan prepared by an architect licensed in the State of Washington (unless project
exempted by WAC 18-04-410) drawn at a scale of one-eighth inch equals one foot (1/8" = 1') or one-fourth inch
equals one foot (1/4" = 1') (or other size or scale approved by the Building Official) clearly indicating the
information required by the “Permits” section of the currently adopted International Building Code and chapter
19.27 RCW (State Building Code Act, Statewide amendments), including, but not limited to, the following:
a. General building layout, both existing and proposed – indicate square footage of rooms, use of each room or
area, window and door size and ventilation, opening headers, plumbing, ducting, and electrical layout,
including penetration protection, IBC occupancy group, and IBC type of construction;
b. Cross section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction;
structural members labeled as to size and spacing; bracing, blocking, bridging, special connectors, anchor bolts;
insulation of walls, floors and roof/ceiling;
c. Details of stairs, fireplaces and special construction, if any;
d. King County Health Department approval on plans submitted to the City for dining/food -handling
establishments;
e. King County Health Department approval on plans submitted to the City for public pools/spas;
f. Independent plan review by the State of Washington Labor and Industries Electrical Division for I and E
Occupancies;
g. Asbestos assessment by the Puget Sound Air Pollution Control Agency (PSAPCA) for interior demolition;
and
h. Independent review by State Department of Health for hospitals. (Amd. Ord. 4773, 3 -22-1999; Ord. 5450,
3-2-2009)
Architectural Plans, Detached Dwellings and Two (2) Attached Dwellings: An eighteen inch by twenty four inch
(18" x 24"), minimum, plan drawn at a scale of one -fourth inch equals one foot (1/4" = 1') (or other size or scale
approved by the Building Official) clearly indicating the information required by the “Permits” section of the
currently adopted International Building Code and chapter 19.27 RCW (State Building Code Act, Statewide
amendments), including, but not limited to, the following:
a. General building layout and room use;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 711/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Window and door size and window ventilation area;
c. Plumbing, duct, and electrical layout;
d. Opening headers, size and material;
e. Cross section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction,
including connection details;
f. Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors,
and anchor bolts;
g. Special details as needed (i.e., stairs, fireplaces, special construction); and
h. Insulation of walls, slab, floors, and roof/ceiling. (Amd. Ord. 4773, 3 -22-1999; Ord. 5450, 3-2-2009; Ord.
5520, 12-14-2009)
Assessment Information: Records obtained from the King County Assessor’s office for each tax lot included in an
area proposed for annexation. The records display all taxpayers of record and assessed value for each tax lot.
Authorization for Abatement: An irrevocable signed and notarized statement granting the City permission to
summarily abate the use and all physical evidence of that use, if it has not been removed as required by the terms of
the permit. The statement shall include a statement that the applicant will reimburse the City for any expenses
incurred in abating the use.
2. Definitions B:
Bill of Sale: A legal document to be recorded proposing to transfer ownership of goods from one owner to another.
Document includes legal description of property and list of items with associated cost of the goods.
Biological Assessment/Critical Area Study: Projects with the potential to impact fish (Chinook salmon, bull trout,
steelhead trout), unexpected, new, rare or other endangered species habitat (bald eagles) shall provide a biological
assessment/critical area study. The purpose of this assessment is to determine whether a proposed action is likely to:
(1) adversely affect listed or de-listed species or designated critical habitat; (2) jeopardize the continued existence of
species that are proposed for listing, or unexpected, new or rare species; or (3) adversely modify proposed critical
habitat. A biological assessment/critical area study is a written study that evaluates the proposal, all probable
impacts and risks related to the critical area, and recommends appropriate mitigation measures to adequately protect
the functions and values of the critical area, and preserve anadromous fish and their habitat.
The assessment/study shall be prepared by a person with experience and training in the scientific discipline
appropriate for the relevant critical area in accordance with WAC 365 -195-095(4). A qualified professional must
have obtained a B.S. or B.A. or equivalent degree in biology, engineering, environmental studies, fisheries,
geomorphology, biological assessment, or related field, and have at least five (5) years of related work experience.
a. A qualified professional for wetlands must be a professional wetland scientist with at least two (2) years of
full-time work experience as a wetlands professional, including delineating wetlands using the federal manuals
and supplements, preparing wetlands reports, conducting function assessments, and developing and
implementing mitigation plans.
b. A qualified professional for Habitat conservation must have a degree in biology or a related degree and
professional experience related to the subject species.
c. A qualified professional for a geological hazard must be a professional engineer or geologist, licensed in the
state of Washington.
d. A qualified professional for Wellhead Protection Areas means a hydrogeologist, geologist, engineer, or other
scientist with experience in preparing hydrogeologic assessments.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 712/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
The assessment/study shall use scientifically valid methods and studies in the analysis of critical area data and field
reconnaissance and reference the source of the material used. Best available science is that scientific information
applicable to the critical area prepared by local state or federal natural agencies or a qualified scientific professional
that is consistent with the criteria established in WAC 395 -195-900 through 365-195-925.
The assessment/study shall contain, at a minimum, the following information, as applicable:
a. The name and contact information of the applicant;
b. The dates, names, and qualifications of the persons preparing the assessment/study and documentation of any
fieldwork performed on the site;
c. A description of the proposal and identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers and the development proposal with dimensions;
ii. Topography at two-foot (2') intervals;
iii. Limits of any areas to be cleared/impacted; and
iv. A description of the proposed stormwater management plan for the development and consideration of
impacts to drainage alterations;
e. Accurate identification, location, and characterization of critical areas, water bodies, and buffers adjacent to
the proposed project area or potentially impacted by the proposed project;
f. A statement specifying the accuracy of the assessment/study, assumptions used in the assessment/study, and
explaining how best available science has been incorporated;
g. Determination of the degree of hazard and risk from the proposal both on the site and on surrounding
properties;
h. An assessment of the probable cumulative impacts to the critical areas, their buffers and other properties
resulting from the proposal;
i. An evaluation of the project’s compliance with sections 7 and 9 of the Endangered Species Act;
j. A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize, and mitigate
impacts to critical areas;
k. Plans for adequate mitigation to offset any impacts and an explanation of how best management practices
will be used to minimize impacts to critical area; and
l. Recommendations for maintenance, short-term and long-term monitoring, contingency plans and security
requirements. (Ord. 5675, 12-3-2012; Ord. 5757, 6-1-2015)
3. Definitions C:
Calculations, Survey: A compilation prepared by a State of Washington licensed land surveyor clearly indicating
the dimensions of the boundaries and the closures for each lot, parcel, tract, and block in the plat, short plat, lot line,
binding site plan, or lot line adjustment – an approved printed computer plot closure or demonstrated mathematical
plot closure on all lots, streets, alleys and boundaries.
Civil Construction Plans: Plans prepared by a State of Washington licensed civil engineer as stipulated by the City
of Renton Survey and Drafting Standards which shall include, but not be limited to, the following, unless otherwise
approved by the Planning Division Development Engineering Manager or designee:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 713/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Topography Map;
b. Horizontal Control Plan (may be combined with the Site Plan);
c. Site Plan;
d. Erosion and Sediment Control Plan, Temporary;
e. Grading Plan (may be combined with Erosion and Sediment Control Plan or Storm Drainage Plan);
f. Conceptual Structural/Retaining Wall and/or Detention Vault Plans Associated with Civil Improvements;
g. Utilities Plan, Generalized (may be referred to as a Composite Utility Plan);
h. Roadway Construction Plan;
i. Drainage Plan (may be combined with the Roadway Construction Plan);
j. Utilities Construction Plan, Waste Water and Water;
k. Street Lighting/Illumination Plan;
l. Traffic Signal Plan;
m. Sign and Channelization Plan (may be combined with Roadway Construction Plan);
n. Landscaping Plan, Detailed;
o. Irrigation Sprinkler Plans (Underground);
p. Tree Retention/Land Clearing (Tree Inventory) Plan;
q. Wetland/Stream or Lake Mitigation Plan; and
r. City Standard Plans as applicable.
Closure Permit Application, Aquifer Protection Area: An application package including the following:
a. A list of hazardous materials to be removed from premises, the method of removal, and the final destination
(include product names and quantities);
b. A list of potentially contaminated equipment and/or containment devices to be removed from premises and a
description of the method of disposal or recycling;
c. A plan prepared by a professional engineer or geologist licensed in the State of Washington to investigate the
facility to determine whether it is free of contamination exceeding Model Toxics Control Act (MTCA)
standards (chapter 173-340 WAC), to report findings to the Water Utility, and to describe remediation needed,
if any, according to said standards and RMC 4 -9-015G;
d. A written agreement between the owner, the property owner, and the purchaser or other recipient, in lieu of
subsections a and b of this definition, stating that the owner will not remove hazardous materials and
containment devices from the facility because all agree that the materials and devices are needed to continue to
operate the facility;
e. A schedule for implementation of subsections a and b of this definition and the investigation described in
subsection c. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002)
Colored Rendering: A computer-generated exterior color view of the proposed building(s), site, and landscaping in
three (3) dimensional form.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 714/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Concealment Element Plan: A project narrative and illustrations that include the design of the screening, fencing,
or other concealment technology for a base station, tower, pole, or equipment structure, and all related transmission
equipment or facilities associated with the proposed wireless facility. (Ord. 5876, 1-22-2018)
Conditional Use Permit Justification: A written description/justification setting forth the reasons in favor of the
application and addressing the criteria listed in RMC 4-9-030, Conditional Use Permits.
Construction Closeout Documents: Deferred application items that are submitted prior to the release of any project
performance sureties or finalization of the Civil Construction Permit. The following are required, but not limited to,
unless waived by the Development Engineering Manager or designee:
a. Record drawings;
b. Bond Quantity Worksheet (reflecting recording drawings);
c. Bill of Sale (reflecting recording drawings);
d. Easements, proposed (reflecting recording drawings);
e. Deeds to City for any land to be dedicated including the Real Estate Excise Tax Affidavit;
f. Covenants, draft (reflecting recording drawings);
g. Utility District Completion letter;
h. King County approval of work;
i. Department of Health Form for Water Distribution Main Projects;
j. Wetland Mitigation Plan – Final;
k. Stream/Lake Study, Supplemental;
l. Arborist Report, Final;
m. Flood Hazard Data, if applicable;
n. Habitat Data Report;
o. Biological Assessment/Critical Areas Study when project is located in floodplain; and
p. Utility testing and/or video results and reports as required by the City Development Engineering Inspector.
Construction Mitigation Description: A written narrative addressing each of the following:
a. Proposed construction dates (begin and end dates);
b. Hours of operation;
c. Proposed hauling/transportation routes;
d. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and
other noxious characteristics;
e. Any specialty hours proposed for construction or hauling (i.e., weekends, late nights); and
f. Preliminary traffic control plan.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 715/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Covenants, Draft: A proposed, unrecorded written agreement promising performance or nonperformance of certain
acts or stipulating certain uses or non-uses of property to be binding upon current and future property owners,
including the legal description of that area of property to be encumbered.
Covenants, Existing: The recorded limitation on property which may be set forth in the property deed and/or
identified in a title report.
Critical Areas Study: See RMC 4-8-120D2, Biological Assessment/Critical Areas Study, as it exists or may be
amended. (Ord. 5676, 12-3-2012)
4. Definitions D:
Deeds (Draft) to City for Any Land to Be Dedicated: A legal document proposing to convey ownership of real
property and including a legal description of the area to be dedicated.
Discharge Permit Application: A Discharge Permit is required when discharging stormwater into the City’s waste
water system. An application package shall include the following:
a. King County Metro Discharge Permit;
b. Sketch of location of discharge and/or sanitary sewer manhole;
c. Contractor and billing contact information, including company name, business license number, contractor’s
license, mailing address, and phone number; and
d. Applicable fees.
Drainage Plan/Map: Plans drawn to scale and stamped by a State of Washington licensed engineer and complying
with the requirements of RMC 4-6-030, Drainage (Surface Water) Standards, and the Surface Water Design Manual.
(Amd. Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010)
Drainage Report: A report stamped by a State of Washington licensed engineer complying with the requirements
stipulated by the City of Renton Survey and Drafting Standards, RMC 4 -6-030, Drainage (Surface Water)
Standards, and the Surface Water Design Manual. (Amd. Ord. 4835, 3 -27-2000; Ord. 5526, 2-1-2010)
5. Definitions E:
Easements, Existing: A recorded document by the property owner granting one or more privileges to use the
owner’s land to and/or for the use by the public, a corporation or another person or entity. Easements may be
referenced by property deed and are identified in the property title report.
Easements, Proposed: A draft document, including proposed legal description, listing to whom and for what
specific purpose or purposes the easement is to be granted.
Electrical Plans/Specifications: Plans clearly indicating the information required by the WAC 296-46-140(2) and
section 1141 of the currently adopted Washington State Energy Code (WSEC) accompanied by a written statement
stamped and signed by a Washington State registered professional engineer attesting to the validity of this data and
including, but not limited to, the following:
a. Street address and name of project;
b. Description of the scope of the electrical installation or alterations to be done, including the basis for
designation of any special occupancy or classified location(s);
c. Name, address and phone number of contact person;
d. Floor plan view of the electrical installation or alterations;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 716/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
e. Specifications relevant to the electrical installation;
f. Load calculations per National Electric Code (NEC) 220;
g. Switchboard and/or panel board schedules;
h. Fire alarm and other low voltage system drawings; and
i. One-line riser diagram, including available fault current, Available Interrupt Current (AIC) ratings of
switchboards and/or panel boards, and equipment bracing. Riser diagrams and load calculations must be
complete to the point of connection between the facilities of the serving utility and the premises wiring. Details
of such diagrams and calculations must include the square feet of the building or other structure supplied by
each feeder, the total connected load before applying demand factors, the demand factors used, the computed
load after applying demand factors, and the size and type of conductors used.
Elevations, Architectural: A twenty four inch by thirty six inch (24" x 36") fully dimensioned architectural
elevation plan drawn at a scale of one-fourth inch equals one foot (1/4" = 1') or one-eighth inch equals one foot (1/8"
= 1') (or other size or scale approved by the Building Official) clearly indicating the information required by the
“Permits” section of the currently adopted International Building Code and chapter 19.27 RCW (State Building
Code Act, Statewide amendments), including, but not limited to, the following:
a. Existing and proposed ground elevations;
b. Existing average grade level underneath proposed structure;
c. Height of existing and proposed structures showing finished rooftop elevations based upon site elevations for
proposed structures and any existing/abutting structures;
d. Building materials and colors including roof, walls, any wireless communication facilities, and enclosures;
e. Fence or retaining wall materials, colors, and architectural design;
f. Architectural design of on-site lighting fixtures; and
g. Cross-section of roof showing location and height of rooftop equipment (including air conditioners,
compressors, etc.) and proposed screening.
h. Required for the Urban Center Design Overlay District review packet.
i. Identify building elevations by street name and orientation, i.e., Burnett Ave. (west) elevation.
ii. Show the location of rooflines, doors and window openings.
iii. Indicate typical detailing around doors, windows and balconies indicating finishes, color and
reflectivity of glazing.
iv. Identify offsets in walls intended to meet the minimum requirements for building modulation indicating
the amount of offset.
v. Show on each elevation any roof top elements such as mechanical and elevator penthouses that protrude
above the parapet or penetrate the roof and would be visible from other buildings of the same height.
vi. Photographs of proposed materials from manufacturers’ catalogues. A materials board showing actual
materials and colors referenced on the architectural elevations is recommended.
i. Required for shoreline permits:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 717/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. Include measurements of the existing and proposed elevations of the stream, river, or lake bottom in
relationship to the proposed structure, if the proposed structure is located fully or partially in, or over, the
water.
ii. Projects exceeding thirty five feet (35') in height must demonstrate compliance with the height
requirement in RMC 4-3-090D7a. (Ord. 4821, 12-20-1999; Ord. 5450, 3-2-2009; Ord. 5633, 10-24-2011)
Energy Code Checklist, Nonresidential: The standard Washington State Energy Office form requesting the
information required under chapter 51-11 WAC detailing building components to be used to comply with the State
Nonresidential Energy Code.
Energy Code Checklist, Residential: The standard Washington State Energy Office form requesting the
information required under chapter 51-11 WAC and detailing building components to be used to comply with the
State Residential Energy Code.
Environmental Checklist: The standard State of Washington form required under WAC 197 -11-742 and
197-11-960.
Erosion and Sediment Control Plan, Temporary: Drawings of the entire site showing the proposed erosion
control measures for the project in conformance with the City of Renton Survey and Drafting Standards and the
Surface Water Design Manual. (Ord. 5526, 2-1-2010)
6. Definitions F:
Final Plat Plan: The final plat or final short subdivision map (for short subdivisions of five (5) or more lots) shall
be drawn to a scale of not less than one inch representing one hundred feet (1" = 100') unless otherwise approved by
the Department, and on sheets eighteen inches by twenty four inches (18" x 24"). The original reproducible drawing
shall be in black ink on paper for recording, and shall:
a. Include the date, title, name and location of subdivision, graphic scale, and north arrow.
b. Include names, locations, widths and other dimensions of existing and proposed streets, alleys, easements,
parks, open spaces and reservations.
c. Include lot lines with all property lines dimensioned and square footage of each lot.
d. Include boundaries of utility, open space, and/or critical area(s) tracts, square footage, and purpose statement
of each tract. Clearly delineate the critical area and buffer boundaries within the tract and indicate a dimension
for buffer width.
e. Include location, dimensions, and square footage of any existing structures to remain within or abutting the
plat.
f. Include location of existing conditions (such as wetlands, steep slopes, watercourses, floodplains) on or
adjacent to the site which could hinder development.
g. Include reservations, restrictive covenants, easements (including easement language), and any areas to be
dedicated to public use, with notes stating their purpose and any limitations. If a new easement is created on the
plat, it must show the grantee of the easement rights. If the grantee is the City, a statement of easement
provisions reserving, granting and conveying the easement, with a description of the rights and purposes, needs
to be made on the plat.
h. Include the lot and block numbering scheme and lot addresses on the plat map. Street names and addresses
shall be determined by the Department in accordance with the Street Grid Ordinance (chapter 9 -11 RMC), and
established Department procedures for addressing of new lots.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 718/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. Contain data sufficient to determine readily and reproduce on the ground the location, bearing, and length of
every street, easement line, lot line, boundary line and block line on site. Shall include dimensions to the
nearest one-hundredth (1/100) of a foot and angles and bearings in degrees, minutes, and seconds.
j. Include coordinates pursuant to City surveying standards for permanent control monuments.
k. Display all interior permanent control monuments located pursuant to City surveying standards.
l. Be mathematically correct.
m. Contain a legal description of the land to be subdivided on the final plat plan.
n. Include certifications:
i. Certification showing that streets, rights-of-way and all sites for public use have been dedicated.
ii. Certification by a licensed land surveyor that a survey has been made and that monuments and stakes
will be set.
iii. Certification by the responsible health agencies that the methods of sewage disposal and water service
are acceptable.
iv. Certification by the King County Finance Department that taxes have been paid in accordance with
RCW 58.08.030, Plats to be acknowledged – Certificate that taxes and assessments are paid, as it exists or
may be amended, and that a deposit has been made with the King County Finance Department in
sufficient amount to pay the taxes for the following year.
v. Certification by the Finance Department that there are no delinquent special assessments and that all
special assessments certified to the Finance Administrator for collection on any property herein contained
dedicated for streets, alleys or other public uses are paid in full.
vi. Certification of approval to be signed by the Administrator.
vii. Certification of approval to be signed by the Mayor and attested by the City Clerk. (Ord. 5702,
12-9-2013; Ord. 5745, 1-12-2015; Ord. 5757, 6-1-2015)
Flood Hazard Data: Flood hazard data includes:
a. Plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in
question; existing or proposed structures, fill, storage of materials, drainage facilities, and the location of the
foregoing;
b. Elevation in relation to mean sea level of the lowest floor (including basement) of all structures;
c. Elevation in relation to mean sea level to which any structure has been floodproofed;
d. Certification by a registered professional engineer or architect that the floodproofing methods criteria in
RMC 4-3-050I3c; and for any nonresidential structure meet the floodproofing; and
e. Description of the extent to which a watercourse will be altered or relocated as a result of proposed
development. (Ord. 4835, 3-27-2000)
Floor Plans, General: A basic line drawing plan of the general building layout showing walls, exits, windows, and
designated uses indicating the proposed locations of kitchens, baths and floor drains, bedrooms and living areas,
with sufficient detail for City staff to determine if an oil/water separator or grease interceptor is required and to
determine sizing of side sewer.
Franchise Permit Application: An application package that includes the following:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 719/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Franchise permit application form;
b. Construction plans in conformance with the City of Renton Survey and Drafting Standards;
c. Traffic control plan application; and
d. Applicable fees. (Amd. Ord. 4821, 12 -20-1999)
7. Definitions G:
Geotechnical Report: A study prepared in accordance with generally accepted geotechnical practices and stamped
by a professional engineer licensed in the State of Washington which includes soils and slope stability analysis,
boring and test pit logs, and recommendations on slope setbacks, foundation design, retaining wall design, material
selection, and all other pertinent elements. If the evaluation involves geologic evaluations or interpretations, the
report shall be reviewed and approved by a geologist. Further recommendations, additions or exceptions to the
original report based on the plans, site conditions, or other supporting data shall be signed and sealed by the
geotechnical engineer. If the geotechnical engineer who reviews the plans and specifications is not the same
engineer who prepared the geotechnical report, the new engineer shall, in a letter to the City accompanying the plans
and specifications, express his or her agreement or disagreement with the recommendations in the geotechnical
report and state that the plans and specifications conform to his or her recommendations. If the site contains a
geologic hazard regulated by the critical areas regulations, the preparation and content requirements of RMC
4-8-120D, Table 18 shall also apply. If the site is within a channel migration zone, within shoreline jurisdiction, the
geotechnical report shall also include a geomorphic assessment by a Washington State licensed geologist with
engineering geology or hydrogeology specialty license plus experience in conducting fluvial geomorphic
assessments.
Table 18 – Geotechnical Report – Detailed Requirements
REPORT
PREPARATION/CONTENT
REQUIREMENTS
STEEP
SLOPES
LANDSLIDE
– MEDIUM
LANDSLIDE
– HIGH
LANDSLIDE
– VERY
HIGH
HIGH
EROSION SEISMIC
COAL
MINE –
MEDIUM
COAL
MINE
–
HIGH
VOLCANIC
HAZARDS SHORELINE
1. Characterize soils, geology
and drainage.
X X X X X X X X X X
2. Describe and depict all
natural and man-made features
within one hundred fifty feet
(150') of the site boundary.
X X X X X X X X X X
3. Identify any areas that have
previously been disturbed or
degraded by human activity or
natural processes.
X X X X X X X X X X
4. Characterize groundwater
conditions including the
presence of any public or
private wells within
one-quarter (1/4) mile of the
site.
X X X X X X X X X
5. Provide a site evaluation
review of available
information regarding the site.
X X X X X X X X X X
6. Conduct a surface
reconnaissance of the site and
adjacent areas.
X X X X X X X X X
7. Conduct a subsurface
exploration of soils and
X X X X X X X X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 720/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
REPORT
PREPARATION/CONTENT
REQUIREMENTS
STEEP
SLOPES
LANDSLIDE
– MEDIUM
LANDSLIDE
– HIGH
LANDSLIDE
– VERY
HIGH
HIGH
EROSION SEISMIC
COAL
MINE –
MEDIUM
COAL
MINE
–
HIGH
VOLCANIC
HAZARDS SHORELINE
hydrologic conditions.
8. Provide a slope stability
analysis.
X X X X X X X
9. Address principles of
erosion control in proposal
design including:
• Plan the development to fit
the topography, drainage
patterns, soils and natural
vegetation on site;
• Minimize the extent of the
area exposed at one time and
the duration of the exposure;
• Stabilize and protect
disturbed areas as soon as
possible;
• Keep runoff velocities low;
• Protect disturbed areas from
stormwater runoff;
• Retain the sediment within
the site area;
• Design a thorough
maintenance and follow-up
inspection program to ensure
erosion control practices are
effective.
X X X X X X X X
10. Provide an evaluation of
site response and liquefaction
potential relative to the
proposed development.
X
11. Conduct sufficient
subsurface exploration to
provide a site coefficient (S)
for use in the International
Building Code to the
satisfaction of the Community
and Economic Development
Administrator.
X
12. Calculate tilts and strains,
and determine appropriate
design values for the building
site.
X X
13. Review available geologic
hazard maps, mine maps, mine
hazard maps, and air
photographs to identify any
subsidence features or mine
hazards including, but not
limited to, surface depressions,
sinkholes, mine shafts, mine
entries, coal mine waste
dumps, and any indication of
combustion in underground
workings or coal mine waste
dumps that are present on or
within one hundred feet (100')
of the property.
X X
14. Inspect, review and
document any possible mine
openings and potential trough
X X
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 721/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
REPORT
PREPARATION/CONTENT
REQUIREMENTS
STEEP
SLOPES
LANDSLIDE
– MEDIUM
LANDSLIDE
– HIGH
LANDSLIDE
– VERY
HIGH
HIGH
EROSION SEISMIC
COAL
MINE –
MEDIUM
COAL
MINE
–
HIGH
VOLCANIC
HAZARDS SHORELINE
subsidence, and any known
hazards previously
documented or identified.
15. Utilize test pits to
investigate coal mine waste
dumps and other shallow
hazards such as slope entry
portals and shaft collar areas.
Drilling is required for coal
mine workings or other
hazards that cannot be
adequately investigated by
surface investigations.
X X
16. Provide an analysis of
proposed clearing, grading and
construction activities
including construction
scheduling. Analyze potential
direct and indirect on-site and
off-site impacts from
development.
X X X X X X X X X
17. Propose mitigation
measures, such as any special
construction techniques,
monitoring or inspection
programs, erosion or
sedimentation programs during
and after construction, surface
water management controls,
buffers, remediation,
stabilization, etc.
X X X X X X X X X X
18. Critical facilities on sites
containing areas susceptible to
inundation due to volcanic
hazards shall require an
evacuation and emergency
management plan. The
applicant for critical facilities
shall evaluate the risk of
inundation or flooding
resulting from mudflows
originating on Mount Rainier
in a geotechnical report, and
identify any engineering or
other mitigation measures as
appropriate.
X
19. Address factors specific to
the site, or to the proposed
shoreline modification, as
required in RMC 4-3-090,
Shoreline Master Program
Regulations.
X
Note: An “X” indicates that the requirement applies in the identified critical area.
(Ord. 4835, 3-27-2000; Amd. Ord. 5137, 4-25-2005; Ord. 5450, 3-2-2009; Ord. 5633, 10-24-2011; Ord. 5676,
12-3-2012)
Grading Plan: A twenty two inch by thirty four inch (22" x 34") plan drawn by a State of Washington licensed civil
engineer at a scale of one inch to forty feet (1" to 40') (horizontal feet) and one inch to ten feet (1" to 10') (vertical
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 722/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
feet) (or other size plan sheet or scale approved by the Planning Division Development Engineering Manager or
designee) clearly indicating the following:
a. Graphic scale and north arrow;
b. Dimensions of all property lines, easements, and abutting streets;
c. Location and dimension of all on-site structures and the location of any structures within fifteen feet (15') of
the subject property or which may be affected by the proposed work;
d. Accurate existing and proposed contour lines drawn at five foot (5'), or less, intervals showing existing
ground and details of terrain and area drainage to include surrounding off-site contours within one hundred feet
(100') of the site;
e. Location of natural drainage systems, including perennial and intermittent streams, the presence of bordering
vegetation, and floodplains;
f. Setback areas and any areas not to be disturbed, including the location, size and species of all protected trees
on site. Protected trees shall have the approximate drip line shown. The method of tree protection during
grading and construction shall be shown. If grade changes in the vicinity of the protected trees are necessary,
the method of reconciling the drip line with the finished elevation shall be included (see RMC 4 -4-130, Tree
Retention and Land Clearing Regulations);
g. Finished contours drawn at five foot (5') intervals as a result of grading;
h. Proposed drainage channels and related construction with associated underground storm lines sized and
connections shown; and
i. General notes addressing the following (may be listed on the cover sheet):
i. Area in square feet of the entire property.
ii. Area of work in square feet.
iii. Both the number of tons and cubic yards of soil to be added, removed, or relocated.
iv. Type and location of fill origin, and destination of any soil to be removed from site.
v. Finished floor elevation(s) of all structures, existing and proposed. (Ord. 4835, 3 -27-2000; Ord. 5304,
9-17-2007)
8. Definitions H:
Habitat Data Report: Habitat data reports include:
a. Site Plan: The site plan shall indicate:
i. The vegetative cover types reflecting the general boundaries of the different plant communities on the
site;
ii. The exact locations and specifications for all activities associated with site development including the
type, extent and method of operations;
iii. Top view and typical cross-section views of critical habitat/wildlife habitat to scale;
iv. The results of searches of the State Department of Fish and Wildlife’s Natural Heritage and Non -Game
Data System databases;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 723/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
v. The results of searches of the Washington State Department of Fish and Wildlife Priority Habitat and
Species database.
b. Narrative Report: A narrative report shall be prepared to accompany the site plan which describes:
i. The layers, diversity and variety of habitat found on the site;
ii. The location of any migration or movement corridors;
iii. The species typically associated with the cover types, including an identification of any critical wildlife
species that might be expected to be found;
iv. Identification of any areas that have been previously disturbed or degraded by human activity or natural
processes;
v. A summary of existing habitat functions and values, utilizing a habitat evaluation procedure or
methodology approved by the City;
vi. A summary of proposed habitat alterations and impacts and proposed habitat management program.
Potential impacts may include but are not limited to clearing of vegetation, fragmentation of wildlife
habitat, expected decrease in species diversity or quantity, changes in water quality, increases in human
intrusion, and impacts on wetlands or water resources. (Ord. 4835, 3 -27-2000)
Hazardous Materials Management Statement: A statement which includes:
a. A description of refueling of construction vehicles that will occur on the site and an inventory of hazardous
materials expected to be temporarily stored, dispensed, used, or handled on the site.
b. A description of how the requirements in RMC 4 -4-030C7, Construction Activity Standards – Zones 1 and 2,
will be met by the applicant. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002)
Heat Loss Calculation: A State of Washington Energy Code mandated analysis performed to determine the heat
loss of a structure in order to determine the size of the required heating equipment.
Horizontal Control Plan: A twenty two inch by thirty four inch (22" x 34") plan drawn at the same scale as, or
included on, the Site Plan clearly indicating the following:
a. Date, graphic scale, and north arrow.
b. Include lot lines with all property lines dimensioned and square footage of each lot.
c. Include boundaries of utility, open space, and/or critical area(s) tracts, square footage, and purpose statement
of each tract. Clearly delineate the critical area and buffer boundaries within the tract and indicate a dimension
for buffer width.
d. Include location, dimensions, and square footage of any existing structures to remain within or abutting the
plat.
e. Include easements and any areas to be dedicated to public use.
f. Contain data sufficient to determine readily and reproduce on the ground the location, bearing, and length of
every street, boundary line and block line on-site. Shall include dimensions to the nearest one-hundredth
(1/100) of a foot and angles and bearings in degrees, minutes, and seconds.
g. Include coordinates pursuant to City surveying standards for permanent control monuments.
h. Display all interior permanent control monuments located pursuant to City surveying standards.
9. Definitions I:
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 724/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Installer Certification: Washington State Department of Community, Trade and Economic Development (CTED)
approval given to those contractors authorized to install manufactured homes and designated by a State registration
number. (Ord. 4587, 3-18-1996)
Inventory of Existing Sites: An inventory of the providers existing facilities with the Renton City corporate limits,
and any other facilities outside the City limits that are within one-half (1/2) mile of the proposed facility. The
inventory is to include specific information about the location, height, and design of each facility. The Department
may share such information with other applicants applying for administrative approvals or conditional use permits
under this Title or other organizations seeking to locate antennas within the City, provided, however that the
Department is not, by sharing such information, in any way representing or warranting that such sites are available
or suitable.
Irrigation Sprinkler Plans (Underground): A twenty two inch by thirty four inch (22" x 34") plan drawn at the
same scale as, or included on, the generalized utilities plan(s) (or other size plan sheet or scale approved by the
Planning Division Development Engineering Manager or designee) clearly indicating the following:
a. Scale and north arrow;
b. Dimensions of all property lines, easements, and abutting streets;
c. Meter location and size; and
d. Proposed type, size, and location of sprinkler piping, sprinkler heads, and backflow prevention devices.
10. Definitions J: (Reserved)
11. Definitions K: (Reserved)
12. Definitions L:
Land Record Number: The City of Renton Planning Division Property and Technical Services’ filing number for
the final survey document.
Land Use Permit Conditions: Environmental or land use permit requirements which may have been placed upon
the project in addition to any code-mandated requirements in conjunction with a required environmental
determination and/or a land use permit. Examples of land use permits include site plan review, conditional use
permits and variances.
Land Use Permit Documents: A single file formatted to eight and one-half inches by eleven inches (8.5" x 11")
submitted with the Civil Construction Permit application that includes the project’s following land use permit
documents: site plan; landscape plan; ERC Report; land use decision; and other applicable documents as determined
by the Planning Division.
Landscaping Plan, Conceptual: A fully dimensioned plan, prepared by a landscape architect registered in the State
of Washington, a certified nurseryman, or other similarly qualified professional, drawn at the same scale as the
project site plan (or other scale approved by the Community and Economic Development Administrator), clearly
indicating the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, parking areas, access and existing buildings to remain;
c. Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at five foot (5') intervals or less;
e. Location, size, and purpose of planting areas, including those required in RMC 4 -4-070, Landscaping, and
those required in RMC 4-3-090, Shoreline Master Program Regulations;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 725/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
f. Location and height for proposed berming;
g. Location and elevations for any proposed landscape -related structures such as arbors, gazebos, fencing, etc.;
h. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and decorative
rockery or like landscape improvements in relationship to proposed and existing utilities; and
i. The location, size and species of all protected trees on site. Protected trees shall have the approximate drip
line shown (see RMC 4-4-130, Tree Retention and Land Clearing Regulations). (Ord. 5100, 11 -1-2004; Ord.
5304, 9-17-2007; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012)
Landscaping Plan, Detailed: A fully dimensioned plan, prepared by a landscape architect registered in the State of
Washington, a certified nurseryman, or other similarly qualified professional, drawn at the same scale as the project
site plan (or other scale approved by the Community and Economic Development Administrator), clearly indicating
the following:
a. Date, graphic scale, and north arrow;
b. Location of proposed buildings, property lines, walks, parking areas, access, and existing buildings to
remain;
c. Names and locations of abutting streets and public improvements, including easements;
d. Existing and proposed contours at five foot (5') intervals or less;
e. Detailed grading plan;
f. Location, dimensions, and purpose of all planting areas (the width of a landscaping area when curbed shall be
measured from inside to inside of the curbs) including those required in RMC 4 -4-070, Landscaping;
g. Location and height for proposed berming;
h. Locations, elevations, and details for any proposed landscape -related structures such as arbors, gazebos,
fencing, etc.;
i. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and decorative
rockery or like landscape improvements in relationship to proposed and existing utilities;
j. The location, size and species of all protected trees on site. Protected trees shall have the approximate drip
line shown (see RMC 4-4-130, Tree Retention and Land Clearing Regulations);
k. Names of existing and proposed vegetation; and
l. Detailed planting plan (soil mix, planting depth and width, and bark mulch depth). (Ord. 5100, 11 -1-2004;
Ord. 5304, 9-17-2007; Ord. 5676, 12-3-2012)
Lease Agreement, Draft: A draft lease agreement with the landholder, or separate equivalent documentation that:
a. Allows the landholder to enter into leases with other providers; and
b. Specifies that if the provider fails to remove the facility upon six (6) months of its discontinued use, the
responsibility for removal falls upon the landholder.
Letter from Property Owner: A letter from the private property owner granting permission for the temporary use
of the property.
Letter of Conformance with Geotechnical Report: A letter submitted by the applicant stating structural plans
were prepared consistent with the findings of the geotechnical report and stamped by a structural engineer. The
plans and specifications shall be accompanied by a letter from the geotechnical engineer who prepared the
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 726/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
geotechnical report stating that in his or her judgment, the plans and specifications conform to the recommendations
in the geotechnical report and the risk of damage to the proposed development site and downslope properties from
potentially hazardous conditions will be minimal subject to the conditions set forth in the report. (Ord. 4835,
3-27-2000)
Letter of Understanding Geologic Risk: The applicant, or the owner of the site, shall submit a letter to the City,
with the plans and specifications, stating that he or she understands and accepts the risk of developing in an unstable
area and that he or she will advise, in writing, any prospective purchasers of the site, or any prospective purchasers
of structures or portions of structures on the site, of the unstable potential of the area. (Ord. 4835, 3 -27-2000)
List of Current Property Owners: A listing of all current property owners and their mailing addresses and King
County Assessor’s account numbers within three hundred feet (300') of the boundaries of the subject site as obtained
from a title company or the King County Assessor’s office. The list shall include a notarized statement from the
applicant attesting that the ownership information provided is current and accurate. Current shall mean obtained
within the past thirty (30) days unless otherwise approved by the Planning Division.
Lot Line Adjustment Map: A drawing of the proposed lot line adjustment prepared on an eighteen inch by twenty
four inch (18" x 24") sheet of paper by a licensed land surveyor complying with the City’s surveying standards,
including the following:
a. Name of the proposed lot line adjustment (e.g., Smith/Larsen Lot Line Adjustment);
b. Space reserved for “City of Renton File Number” (large type) at top of first sheet;
c. Space reserved for City of Renton “land record number” (small type) at bottom left of first sheet;
d. Legal description of each existing and proposed lot. If a metes and bounds description is used, it must be
stamped by a licensed surveyor;
e. Date, graphic scale (one inch equals forty feet (1" = 40'), unless otherwise approved by the Department), and
north arrow;
f. Names, locations, widths, types, and dimensions of adjacent and on -site streets, alleys, and easements;
g. Lot lines with all property lines dimensioned and square footage of each lot;
h. Parcels identified as Lot 4, Lot 3, etc.;
i. “Old” lot line(s) and “new” lot line(s) clearly labeled and differentiated by line type and/or thickness
(indicated distance(s) moved);
j. Addresses for each lot and new street names in accordance with the street grid system regulations of chapter
9-11 RMC;
k. Total square footage of existing and revised lots;
l. Ground floor square footage of all structures;
m. Location, dimensions and square footage of any existing structures to remain, and dimensioned distances to
property lines;
n. Location of existing conditions (such as wetlands, steep slopes, watercourses) on or adjacent to the site
which could hinder development. Include boundaries of utility, open space, and/or critical area(s) tracts, square
footage, and purpose statement of each tract. Clearly delineate the critical area and buffer boundaries within the
tract and indicate a dimension for buffer width;
o. Reservations, restrictive covenants, easements, description of any areas to be dedicated to public use with
notes stating their purpose, and any limitations, and identifying the grantee and, if the grantee is the City, a
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 727/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
statement of provisions reserving, granting and/or conveying the area with a description of the rights and
purposes must be shown;
p. Coordinates pursuant to City surveying standards for permanent control monuments;
q. Location of all interior permanent control monuments pursuant to City surveying standards;
r. Statement of equipment and procedure used pursuant to WAC 332 -130-100;
s. Basis of bearing pursuant to WAC 332-130-050(1)(b)(iii);
t. Date the existing monuments were visited pursuant to WAC 332-130-050(1)(f)(iv);
u. Verification that permanent markers are set at corners of the proposed lots;
v. Statement of discrepancies, if any, between bearings and distances of record and those measured or
calculated;
w. Surveyor’s testament, stamp and signature;
x. Certification by a State of Washington licensed land surveyor that a survey has been made and that
monuments and stakes have been set;
y. Notarized signatures of all property owners having an interest in the property, certifying ownership and
approval of the proposal;
z. Signature and date line(s) for the King County Assessor; and
aa. Signature and date line(s) for the Community and Economic Development Administrator. (Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012; Ord. 5757, 6-1-2015; Ord. 5841, 6-12-2017; Ord. 5907, 12-10-2018)
13. Definitions M:
Mailing Labels: Self-adhesive mailing labels including the name, mailing address, and King County Assessor’s
account numbers (optional) for all property owners within three hundred feet (300') of the boundaries of the subject
site.
Map of Existing Site Conditions: A plan drawn at the same scale as, or combined with, the grading plan or
topography map showing existing topographical or five foot (5') contours or less, and structural and natural features.
The plan shall include major trees, shrubs, large rocks, creeks and watersheds, floodplains, buildings, roadways and
trails. (Amd. Ord. 4835, 3-27-2000)
Map of View Area: A diagram or map depicting where within a one-quarter (1/4) mile radius any portion of the
proposed facility could be seen.
Master Application Form: The standardized application form used for the majority of land use permit applications
including, but not limited to, the following:
a. Owner, applicant, and contact person names, addresses and telephone numbers;
b. Notarized signatures of all current property owners;
c. Name of the proposed project;
d. Project/property address;
e. King County Assessor’s tax account number;
f. Existing and proposed land uses;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 728/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
g. Existing and, if applicable, proposed Comprehensive Plan map designation;
h. Existing and, if applicable, proposed zoning designation;
i. Site area;
j. Estimated project cost;
k. Whether or not the project site contains any environmentally sensitive areas; and
l. Property legal description.
Master Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" = 20') (or
other scale approved by the Planning Division Director or designee) consisting of a conceptual plan indicating the
following:
a. Information from Site Plan, items a, b, and c;
b. A legend listing the following must be included on one of the sheets:
• Total square footage of the site,
• Square footage (by floor and overall total) of each individual building and/or use,
• Total estimated square footage of all buildings (footprint of each building)
• Percentage estimate of lot coverage,
• Square footage estimate of all landscaping (total and parking lot),
• Allowable and proposed building height,
• Building setbacks proposed and required by Code,
• Parking analysis, including estimated number, size, and type of stalls required, by use; and number of stalls
provided, by use;
c. General location and size of buildings and uses;
d. Phasing of development;
e. Major access points and access to public streets, vehicle and pedestrian circulation, public transit stops;
f. Critical areas;
g. Focal points within the project (e.g., public plazas, art work, gateways both into the site and into the City,
etc.);
h. Private and public open space provisions, and recreation areas;
i. View corridors;
j. Public access to water and/or shoreline areas. (Ord. 5028, 11-24-2003)
Mechanical Plans: Plans as required per section 113 of the currently adopted Uniform Mechanical Code (UMC)
and section 1141 of the currently adopted Washington State Energy Code (WSEC) along with Statewide
amendments.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 729/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Monument Card: A form provided by Planning Division Property and Technical Services and filled out by a
surveyor providing information regarding a single monument, including the section, township and range, method of
location, type of mark found or set, manner of re-establishment of the single monument (if applicable), description,
and a drawing showing the location of a single monument and indicating a reference point to that monument.
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 Planning Division Director or designee). 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 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. (Amd. Ord. 4963, 5 -13-2002)
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. (Ord. 4963, 5 -13-2002)
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. (Ord. 4835, 3 -27-2000; Amd. Ord. 4963, 5-13-2002)
15. Definitions O:
Operating Permit Application, Aquifer Protection Area: An application package including the following:
a. Upon request by the Department, a hazardous materials inventory statement and/or Material Safety Data
Sheets for hazardous materials that are or will be on the premises;
b. A list of the chemicals to be monitored through the analysis of groundwater samples if groundwater
monitoring is anticipated to be required;
c. A detailed description of the activities conducted at the facility that involve the storage, handling, treatment,
use or production of hazardous materials in quantities greater than the de minimis amounts specified in RMC
4-3-050C8ci(b)(1);
d. A description of the containment devices used to comply with the requirements of this Section;
e. A description of the procedures for inspection and maintenance of containment devices;
f. A description of how hazardous materials will be legally disposed;
g. A site map showing the following:
i. Property boundaries,
ii. Building and other structures located on the property,
iii. Secondary containment devices, and
iv. Floor and yard drains with a note as to whether the drain is to storm or sanitary sewer. (Ord. 4851,
8-7-2000; Amd. Ord. 4992, 12-9-2002)
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 730/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Operating Rules for Secure Community Treatment Facility (SCTF): A written statement outlining how the
operation of the SCTF complies with RCW 71.09.295 through 71.09.350, including but not limited to daily
operating hours, activities of occupants, procedures for off -site activities, if any, and visitation procedures for
nonresidents, including professional care providers, family members, or other service providers. (Ord. 4982,
9-23-2002)
16. Definitions P:
Parking, Lot Coverage, Landscaping Analysis: A listing of the following information (may also be included on
the first sheet of the site plan):
a. Total square footage of the site;
b. Total square footage of existing area(s) of impervious surfacing;
c. Total square footage of existing natural/undeveloped area;
d. Square footage (by floor and overall total) of each individual building and/or use;
e. Total square footage of the footprints of all buildings;
f. Percentage of lot covered by buildings or structures;
g. Total pavement square footage, both existing pavement to remain plus new pavement proposed to be
installed;
h. Square footage of any on-site wetlands;
i. Parking analysis to include the total number of parking spaces required and provided, number of compact and
“ADA accessible” spaces provided, and parking space dimensions;
j. Square footage of landscaping for each area, for interior parking lot landscaping, and total;
k. Allowable and proposed building height;
l. Building setbacks required by Code; and
m. Proposed building setbacks. (Ord. 4587, 3-18-1996)
Photosimulations: Photosimulations of the proposed facility from affected residential properties and public
right-of-way at varying distances. This shall include a diagram de - picting where the photosimulations were taken.
Plan Reductions: Eight and one-half inch by eleven inch (8-1/2" x 11") white, opaque reductions of full size plan
sheets including elevations, landscape plans, conceptual utility plans, site plan, and neighborhood detail/vicinity map
which will yield legible photocopies.
Plat Certificate: A document prepared by a title insurance company documenting the ownership and title of all
interested parties in the plat, subdivision, or dedication and listing all encumbrances. In the case of a final plat, the
certificate shall be dated within forty five (45) days prior to the approval of the final plat. (Ord. 5868, 12 -11-2017)
Plumbing Plan: Plans as required per section 30.2 of the currently adopted Uniform Plumbing Code (UPC) and
Statewide amendments.
Post Office Approval: U.S. Post Office confirmation that they have approved the locations of the proposed mailbox
locations.
Preliminary Plat or Binding Site Plan: A plan, with a two-inch (2") border on the left edge and one-half-inch
(1/2") on all other sides, prepared by a State of Washington registered land surveyor in accordance with RCW
18.43.020 and/or chapter 58.17 RCW, fully dimensioned, drawn at a scale of one inch equals forty feet (1" = 40') on
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 731/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
an eighteen inch by twenty four inch (18" x 24") plan sheet (or other size or scale approved by the Planning Division
Director or designee) and shall include the following:
a. Name of the proposed preliminary plat or binding site plan (and space for the future City file numbers).
b. Names and addresses of the engineer, licensed land surveyor, and all property owners.
c. Legal description of the property to be subdivided.
d. Date, graphic scale, and north arrow oriented to the top of the plan sheet.
e. Vicinity map (a reduced version of the neighborhood detail map as defined above).
f. Drawing of the subject property with all existing and proposed property lines dimensioned. Lots designated
by number within the area of the lot. Tracts shall be similarly designated and each tract shall be clearly
identified with the ownership and purpose. Indicate the required yards (setbacks) with dashed lines.
g. Location of the subject site with respect to the nearest street intersections (including intersections opposite
the subject property), alleys and other rights-of-way.
h. Names, locations, types, widths and other dimensions of existing and proposed streets, alleys, easements,
parks, open spaces and reservations. (Ord. 4587, 3 -18-1996)
i. Location, distances from existing and new lot lines, and dimensions of any existing and proposed structures,
existing trees on and abutting the site, existing or proposed fencing or retaining walls, freestanding signs, and
easements.
j. Location of existing conditions on or adjacent to the site which could hinder development. Include
boundaries of utility, open space, and/or critical area(s) tracts, square footage, and purpose statement of each
tract. Clearly delineate the critical area and buffer boundaries within the tract and indicate a dimension for
buffer width.
k. Flood hazard information and boundary on the subdivision drawing including the nature, location,
dimensions, and elevations of the subdivided area. (Ord. 4835, 3 -27-2000)
l. A legend listing the following included on the first sheet of the preliminary plat plan:
i. Total area in acres;
ii. Proposed number of lots;
iii. Zoning of the subject site;
iv. Proposed square footage in each lot; and
v. Percentage of land in streets and open space.
m. Access and Utilities: Indicate how the proposed subdivision will be served by streets and utilities, show how
access will be provided to all lots, and the location of sewer and water lines.
n. Contours and Elevations: Shall include contour and/or elevations (at five foot (5') vertical intervals
minimum) to the extent necessary to accurately predict drainage characteristics of the property. Approximate,
estimated contour lines shall be extended at least one hundred feet (100') beyond the boundaries of the
proposed plat.
o. Zoning: Shall indicate the zoning applicable to the land to be platted, subdivided or dedicated and of the land
adjacent and contiguous. (Ord. 4954, 2-11-2002; Ord. 5757, 6-1-2015)
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 732/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Project Information Sheet: An eight and one-half inch by eleven inch (8-1/2" x 11") sheet listing the following
information:
a. Job address;
b. Property owner’s name;
c. King County Tax parcel number;
d. Legal description of property.
Project Narrative: A clear and concise description and summary of the proposed project, including the following:
a. Project name, size and location of site;
b. Zoning designation of the site and adjacent properties;
c. Current use of the site and any existing improvements;
d. Special site features (i.e., wetlands, water bodies, steep slopes);
e. Statement addressing soil type and drainage conditions;
f. Proposed use of the property and scope of the proposed development (i.e., height, square footage, lot
coverage, parking, access, etc.);
g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.);
h. Total estimated construction cost and estimated fair market value of the proposed project;
i. Estimated quantities and type of materials involved if any fill or excavation is proposed;
j. Number, type and size of trees to be removed;
k. Explanation of any land to be dedicated to the City; and
l. For shoreline applications only:
i. Name of adjacent water area or wetlands,
ii. Nature of existing shoreline – describe:
• Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain, floodway);
• Type of beach (i.e., accretion, erosion, high bank-low bank);
• Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and
• The extent and type of any bulkheading, and
iii. The number and location of structures and/or residential units (existing and potential) which might
have views obstructed as a result of the proposed project; and
m. The proposed number, size, and density of the new lots, for subdivision applications only.
Project Narrative, Routine Vegetation Management: A project narrative report shall include the following
elements:
a. A time schedule for all mechanical equipment activities or routine vegetation management activities;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 733/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. A plan for the specific work to be performed;
c. For routine vegetation management on undeveloped properties, the narrative shall include:
i. Standards and criteria to be used for routine tree trimming and tree topping,
ii. Standards and criteria to be used for ground cover management, and
iii. Standards and criteria to be used in determining the location for use of chemicals including insecticides
and herbicides;
d. For use of mechanical equipment the narrative shall include:
i. The type of equipment to be used,
ii. A description of the specific work to be accomplished using the equipment,
iii. The measures proposed to protect the site and adjacent properties from the potential adverse impacts of
the proposed work and equipment operation. (Ord. 4835, 3 -27-2000)
Project Sequencing Plan: A narrative that outlines what order development phases will be built in and at what
estimated times they will be developed within the life of the associated Master Plan. (Ord. 5028, 11 -24-2003)
Proposal Description: A complete, unabridged copy of the proposal (i.e., draft ordinance, resolution, plan or
policy) and all attachments.
Proposal Summary: A concise description of the scope, intent and timing of the proposal.
Public Works Approval Letter: Written confirmation from the Planning Division Development Engineering
Manager or designee that all required improvements have been substantially installed or deferred and authorizing the
submittal of the final plat, final short plat, final binding site plan, or final PUD application.
17. Definitions Q: (Reserved)
18. Definitions R:
Radio Frequency (RF) Emissions Report: A document completed and/or signed by a radio frequency (RF)
engineer that provides information on the radio frequency emissions emanating from the small cell deployment. The
RF emissions report shall including information proving that the small cell deployment will be compliant with all
Federal Communications Commission (FCC) and other governmental regulations in connection with human
exposure to radio frequency emissions for every frequency at which the small cell facility will operate. (Ord. 5876,
1-22-2018)
Record Drawings: Plans prepared by a State of Washington licensed civil engineer in compliance with the City of
Renton Survey and Drafting Standards.
Residential Drainage Application: An application package including, but not limited to, the following:
a. Residential drainage permit application;
b. Residential roadway/drainage improvement determination: A document obtained from Development
Engineering describing the improvements and associated submittal requirements based on the City’s codes and
regulations;
c. Site plan;
d. Best management practices design and maintenance details;
e. Erosion and sediment control plan, small site, or construction stormwater pollution prevention plan;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 734/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
f. Written drainage assessment prepared in accordance with the City of Renton Surface Water Design Manual;
g. Geotechnical report;
h. Covenants, draft;
i. Receipt for civil construction permit, if applicable; and
j. Deeds to City for any land to be dedicated including real estate excise tax affidavit, if applicable.
Revocable Right-of-Way Permit Application: An application package that includes the following:
a. Revocable right-of-way permit application form;
b. A written description/justification setting forth the reasons in favor of the application and addressing the
criteria listed in chapter 9-2 RMC, Excess Right-of-Way Use;
c. Construction plans in conformance with the City of Renton Survey and Drafting Standards.
Rezone Justification: A written statement and other information provided by the applicant to support the rezone
which may include, but is not limited to: letters, photographs, site development plans, market research reports, and
land use maps indicating in a clear and concise manner why the rezone application should be granted and that the
rezone request is timely.
Roadway Construction Plans: Plans prepared by a State of Washington licensed civil engineer as detailed by the
document City of Renton Survey and Drafting Standards, unless otherwise approved by the Planning Division
Development Engineering Manager or designee. (Ord. 4587, 3 -18-1996; Ord. 5369, 4-14-2008)
19. Definitions S:
Screening Detail, Refuse/Recycling: A detailed plan drawing, prepared to scale, showing location within property
boundaries, heights, elevations, and building materials of proposed screening or of proposed plantings. (Ord. 4703,
2-2-1998)
Service Area Map: A map showing the service area of the proposed wireless communication facility and an
explanation of the need for that facility.
Shoreline Conditional Use Justification: A written statement setting forth the reasons in favor of the shoreline
conditional use permit application and addressing the criteria listed in RMC 4 -9-190I5b which are used by the
Hearing Examiner in reviewing the permit request. (Ord. 4587, 3 -18-1996)
Shoreline Variance Justification: A written statement setting forth the reasons in favor of the shoreline variance
application and addressing the criteria listed in RMC 4-9-190I4b which are used by the Hearing Examiner when
reviewing the variance request.
Short Plat or Binding Site Plan Map, Final: A plan, with a two-inch (2") border on the left edge and one-half inch
(1/2") on all other sides, prepared by a State of Washington registered land surveyor in accordance with RCW
18.43.010, General Provisions, as it exists or may be amended, and/or chapter 58.17 RCW, fully dimensioned,
drawn at a scale of one inch equals forty feet (1" = 40') on eighteen inch by twenty four inch (18" x 24") plan
sheet(s) (or other scale approved by the Planning Division Director). The reproducible original shall be in black ink
on paper and shall include the following:
a. Name and location of the short plat or binding site plan;
b. Space reserved for “City of Renton file number” (large type) at top of first sheet;
c. Space reserved for “City of Renton land record number” (small type) at bottom left of first sheet;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 735/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Legal description of the property;
e. Date, graphic scale, and north arrow;
f. Vicinity map (a reduced version of the “neighborhood detail map” as defined above);
g. Names, locations, widths and other dimensions of existing and proposed streets, alleys, easements, parks,
open spaces and reservations, as well as all utilities, streets, existing and new easements and associated
covenants within or abutting the short plat. If a new easement is created on the plat, it must show grantee of
easement rights. If the grantee is the City, a statement of easement provisions reserving and conveying the
easement, with a description of the rights and purposes, needs to be made on the short plat;
h. Lots designated by number within the area of the lot. Tracts shall be similarly designated and each tract shall
be clearly identified with ownership. Lot lines with all property lines dimensioned and square footage of each
lot;
i. Lot numbers;
j. Addresses for each lot and new street names determined by the Department in accordance with the street grid
system regulations of chapter 9-11 RMC;
k. Reservations, restrictive covenants, easements and any areas to be dedicated to public use with notes stating
their purpose, and any limitations, and identifying the grantee. If the grantee is the City, a statement of
provisions reserving, granting and/or conveying the area with a description of the rights and purposes must be
shown;
l. Coordinates pursuant to City surveying standards for permanent control monuments;
m. All interior permanent control monuments located pursuant to City surveying standards;
n. Statement of equipment and procedure used pursuant to WAC 332 -130-100;
o. Basis for bearing pursuant to WAC 332-130-050(1)(b)(iii);
p. Date the existing monuments were visited pursuant to WAC 332-130-050(1)(f)(iv);
q. Verification that permanent markers are set at corners of the proposed lots;
r. Statement of discrepancies, if any, between bearings and distances of record and those measured or
calculated;
s. Location, dimensions and square footage of any existing structures to remain within or abutting the plat;
t. Location of existing conditions (such as wetlands, steep slopes, watercourses) on or adjacent to the site which
could hinder development. Include boundaries of utility, open space, and/or critical area(s) tracts, square
footage, and purpose statement of each tract. Clearly delineate the critical area and buffer boundaries within the
tract and indicate a dimension for buffer width;
u. Reference to all agreements or covenants required as a condition of approval;
v. For binding site plans only: provisions requiring site development to be in conformity with the approved
binding site plan;
w. Certifications by:
i. A State of Washington licensed land surveyor that a survey has been made and that monuments and
stakes have been set,
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 736/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. The King County Department of Health that the proposed septic system(s) is acceptable to serve the
plat if not served by sewer;
x. Signature and date line for:
i. All property owners (signatures must be notarized with an ink stamp),
ii. The King County Assessor,
iii. The Public Works Administrator. (Ord. 4954, 2-11-2002; Ord. 5450, 3-2-2009; Ord. 5547, 8-9-2010;
Ord. 5654, 2-13-2012; Ord. 5676, 12-3-2012; Ord. 5702, 12-9-2013; Ord. 5757, 6-1-2015; Ord. 5907,
12-10-2018)
Short Plat Map, Preliminary: A fully dimensioned plan, drawn at a scale of one inch equals forty feet (1" = 40') on
an eighteen inch by twenty four inch (18" x 24") plan sheet (or other size or scale approved by the Planning Division
Director or designee) and including the following information:
a. Name of the proposed short plat (and space for the future City file number);
b. Names and addresses of the engineer, licensed land surveyor, and all property owners;
c. Legal description of the property;
d. Date, graphic scale, and north arrow oriented to the top of the plan sheet;
e. Vicinity map (a reduced version of the “neighborhood detail map” as defined above);
f. A drawing of the subject property with all existing and proposed property lines dimensioned, indicating the
required yards (setbacks) with dashed lines;
g. Location of the subject site with respect to the nearest street intersections (including intersections opposite
the subject property), alleys and other rights-of-way, showing how access will be provided to all lots;
h. Names, locations, widths and other dimensions of existing and proposed streets, alleys, easements, parks,
open spaces and reservations;
i. Contours and elevations at minimum five foot (5') vertical intervals to the extent necessary to predict
drainage characteristics of the property. Approximate, estimated contour lines shall be extended at least one
hundred feet (100') beyond the boundaries of the proposed short plat;
j. Location and dimensions of any existing and proposed structures, existing trees on and abutting the site,
existing or proposed fencing or retaining walls, freestanding signs, and easements;
k. Location of existing conditions on or adjacent to the site which could hinder development. Include
boundaries of utility, open space, and/or critical area(s) tracts, square footage, and purpose statement of each
tract. Clearly delineate the critical area and buffer boundaries within the tract and indicate a dimension for
buffer width;
l. Flood hazard information and boundary on the subdivision drawing including the nature, location,
dimensions, and elevations of the subdivided area; and
m. A legend listing the following included on the first sheet of the short plat plan:
i. Short plat,
ii. Proposed number of lots,
iii. Zoning of the subject site,
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 737/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iv. Proposed square footage in each lot, and
v. Percentage of land in streets and open space. (Amd. Ord. 4835, 3 -27-2000; Ord. 5757, 6-1-2015)
Sign and Channelization Plan: Plans prepared by a State of Washington licensed civil engineer as detailed by the
document City of Renton Survey and Drafting Standards, unless otherwise approved by the Planning Division
Development Engineering Manager or designee.
Sign Plans: A twenty four inch by thirty six inch (24" x 36") plan drawn by a State of Washington licensed architect
at a scale of one inch equals twenty feet (1" = 20') or one inch equals forty feet (1" = 40') (or other size plan sheet or
scale approved by the Building Official) clearly indicating the following:
a. Footing connections to building, size of supports and materials used in supports and sign itself;
b. Elevation showing size and height of any proposed freestanding or projecting signs clearly indicating ground
clearance and clearance to overhead power lines; and
c. Elevation of building facade for any proposed wall signs showing dimensions of the building as well as
existing and proposed wall signs.
Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" = 20') (or other
scale approved by the Planning Division Director or designee) clearly indicating the following:
a. Name of proposed project;
b. Date, scale, and north arrow oriented to the top of the plan sheet;
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
trees on and abutting the site, existing or proposed fencing or retaining walls, freestanding signs, easements,
refuse and recycling areas, freestanding liquid 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. Include
boundaries of utility, open space, and/or critical area(s) tracts, square footage, and purpose statement of each
tract. Clearly delineate the critical area and buffer boundaries within the tract and indicate a dimension for
buffer width;
h. Ordinary high water mark, existing and proposed, and name of water body 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),
iv. Percentage of lot coverage,
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 738/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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;
k. Footprint of all proposed buildings showing the location of building entrances, window openings, and
landscape features (required for Urban Center Design Overlay District review packet only);
l. Footprint of all abutting and adjacent buildings showing the location of building entrances, window openings,
and landscape features (required for Urban Center Design Overlay District review packet only);
m. 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. (Ord. 5028, 11 -24-2003; Ord. 5757, 6-1-2015)
Site Plan, Commercial, Industrial, Multi-Family: A twenty four inch by thirty six inch (24" x 36") plan drawn by
a State of Washington licensed architect at a scale of one inch equals twenty feet (1" = 20') or one inch equals forty
feet (1" = 40') (or other size plan sheet or scale approved by the Building Official) clearly indicating the following:
a. Scale and north arrow;
b. Legal description;
c. Location, identification, and dimensions of all buildings, property lines, setbacks, streets, alleys and
easements;
d. Condition of all public rights-of-way and verification of right to use easements;
e. Off-street parking layout and driveways;
f. Curbs, gutters, sidewalks, paving, storm drainage, meters (domestic and fire), and grease interceptors;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 739/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
g. Grading plan showing proposed and existing contours and site elevations;
h. Landscaped areas, irrigation meters;
i. Lighting and sign structures (new and existing);
j. Location of garbage containers and recycling storage;
k. Fire hydrant locations (new and existing) within three hundred feet (300') of building;
l. 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;
m. General notes addressing the following (may be listed on cover sheet):
i. Full name of the project,
ii. Name, address, and telephone number of owner and agent(s),
iii. Existing zoning of the project site,
iv. Area, in square feet, of the project site,
v. Reference to the current International Building Code (i.e., IBC and date of current adopted version),
vi. Proposed use of each building (if multi-family, the number of dwelling units),
vii. IBC occupancy group designation,
viii. IBC type of construction of all buildings,
ix. Allowable and proposed building height and number of stories of new buildings,
x. Square footage (by floor and overall total) of each individual building and/or use,
xi. Total square footage of all buildings (footprint of each building),
xii. Allowable area calculation,
xiii. Occupancy load (maximum capacity) of each building,
xiv. Percentage of lot coverage,
xv. Square footage of all landscaping (total, parking lot, and wildlife habitat),
xvi. Seismic zone of the project site (e.g., Zone 3),
xvii. Floor, roof, and wind design loads,
xviii. Identity of special inspection agency selected by the owner to perform special inspections,
xix. Building setbacks required by Code,
xx. Proposed building setbacks,
xxi. Parking analysis, including:
• Number of stalls required, by use; number of stalls provided, by use,
• Sizes of stalls and angles,
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 740/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
• 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, and
• Square footage of interior parking lot landscaping. (Ord. 5450, 3 -2-2009)
Site Plan, Sign: A twenty four inch by thirty six inch (24" x 36") plan drawn at a scale of one inch equals twenty
feet (1" = 20') or one inch equals forty feet (1" = 40') (or other size plan sheet or scale approved by the Building
Official) clearly indicating the following:
a. Scale and north arrow;
b. Location, identification and dimensions of all buildings, property lines, existing and proposed signs, streets,
alleys and easements, and the setbacks from property lines and easements, trees to be removed or altered,
distance in feet from any critical areas/buffers;
c. Location and dimensions of off-street parking layouts and driveways;
d. Location and dimensions of the landscaped areas;
e. General notes addressing the following (may be listed on cover sheet):
i. Note if any proposed signage will flash or be animated,
ii. Name, address and telephone number of owner and agent(s),
iii. Zoning of the project site,
iv. Street frontage(s) (in feet) for the site or, for multiple tenants building, indicate frontage of individual
tenant space,
v. Type (e.g., freestanding, wall, etc.), size and number of all existing signs,
vi. Type, size and number of all proposed signs,
vii. Reference to the current Uniform Sign Code (USC and year of current adopted version); and
viii. Wind design loads. (Ord. 5757, 6 -1-2015)
Site Plan, Single Family/Duplex: An eight and one-half inch by eleven inch (8-1/2" x 11") plan drawn at a scale of
one inch to twenty feet (1" to 20') or one inch to forty feet (1" to 40') (or other size plan sheet or scale approved by
the Building Official) clearly indicating the following:
a. Legal description;
b. Explanation of scope of work;
c. Existing and proposed construction labeled and differentiated by pattern or line type;
d. Dimensions of all property lines and all building setbacks to property lines;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 741/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
e. Dimensions and labels for all streets, alleys, easements, and critical areas;
f. Lot size in square feet;
g. Location and footprint size in square feet of all existing and proposed structures on property including decks,
carports, storage sheds, and garages;
h. Location and dimensions of approaches, driveways and public sidewalks;
i. Elevation at property corners and contour lines at two foot (2') height intervals, showing proximity to steep
slopes;
j. Finished floor elevation for properties located within a flood zone;
k. The location, height and length of retaining walls, rockeries, etc.;
l. Location and distance in feet of nearest fire hydrant to structure;
m. Location of any pool/spa and setback dimensions to property lines and the location of the required six foot
(6') fence; and
n. Location of all trees on and abutting the site. Indicate which trees are to be removed and depict drip lines for
those trees to be retained. (Ord. 5757, 6-1-2015)
Siting Process Report for Use Permits for Secure Community Treatment Facilities (SCTF), Crisis Diversion
Facilities (CDF) or Crisis Diversion Interim Service Facilities (CDIS): A narrative report describing the process
used to evaluate alternative sites for the proposed SCTF, CDF or CDIS activity and the basis for the
recommendation to locate the facility at the recommended site. A minimum of three alternative sites shall be
addressed. (Ord. 4982, 12-9-2002; Ord. 5577, 11-15-2010)
Source Statement, Fill Material: A source statement providing the following information:
a. The source location of imported fill;
b. Previous land uses of the source location;
c. Whether or not earth materials to be removed from the source location are native, undisturbed soil;
d. Whether or not the source location appears on government lists of contaminated sites including those
developed pursuant to the State Model Toxics Control Act and the Federal Comprehensive Environmental
Response, Compensation, and Liability Act;
e. Results of sampling and analysis pursuant to RMC 4 -4-060N4j, Sampling and Analysis Procedures; and
f. Whether or not imported fill meets fill quality standards described in RMC 4 -4-060N. (Ord. 4851, 8-7-2000;
Ord. 5954, 11-18-2019)
Special Inspection: A building inspection as required to property lines and the location of the required six foot (6')
fence.
Stream and Lake Data: Repealed by Ord. 5137. (Ord. 4835, 3-27-2000; Amd. Ord. 4963, 5-13-2002)
Stream or Lake Mitigation Plan, Preliminary: The mitigation plan must ensure compensation for impacts that
result from the chosen development alternative or from a violation as identified in the impact evaluation. A
mitigation plan must include:
a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1" = 20') (unless
otherwise approved by the Administrator):
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 742/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. The entire parcel of land owned by the applicant, including one hundred feet (100') of the abutting
parcels through which the water body(ies) flow(s);
ii. The ordinary high water mark (OHWM) determined in the field by a qualified consultant pursuant to
RMC 4-3-050G7 (the OHWM must also be flagged in the field);
iii. Stream or lake classification, as recorded in the City of Renton Water Class Map as identified in the
City of Renton’s COR Maps, the City’s online interactive mapping application available through the
City’s website, or RMC 4-3-090 (if unclassified, see “Supplemental Stream or Lake Study”);
iv. Topography of the site and abutting lands in relation to the stream(s) and its/their buffer(s) at contour
intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where slopes are
ten percent (10%) or greater;
v. One hundred (100) year floodplain and floodway boundaries, including one hundred feet (100') of the
abutting parcels through which the water body(ies) flow(s);
vi. Site drainage patterns, using arrows to indicate the direction of major drainage flow;
vii. Top view and typical cross-section views of the stream or lake bed, banks, and buffers to scale;
viii. The vegetative cover of the entire site, including the stream or lake, banks, riparian area, and/or
abutting wetland areas, extending one hundred feet (100') upstream and downstream from the property
line. Include position, species, and size of all trees of at least six inch (6") caliper and larger, fifty four
inches (54") above grade, and the location, size and species of all protected trees on the site that are within
one hundred feet (100') of the OHWM, and the location of any measures to protect trees on and abutting
the site;
ix. The location, width, depth, and length of all existing and proposed structures, roads, stormwater
management facilities, wastewater treatment and installations in relation to the stream/lake and its/their
buffer(s);
x. Location of site access, ingress and egress; and
xi. Location of where all mitigation or remediation measures have taken place on the site, or are proposed
to take place.
b. Mitigation narrative, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall include the
following elements:
i. Description of the mitigation plan, which includes a summary of mitigation proposal required in the
supplemental stream or lake study; and
ii. Performance standards with specific criteria provided for evaluating whether or not the goals and
objectives of the project are achieved; and
iii. Documentation of coordination with appropriate local, regional, special district, state, and federal
regulatory agencies; and
iv. Evaluation of each of the mitigation plan criteria found in RMC 4 -3-050L; and
v. Analysis, for projects proposing buffer reduction with buffer averaging, of the effectiveness of the
proposed Buffer Enhancement shall be provided. Additionally, a detailed analysis of the project’s
compliance with each of the following criteria:
(a) It will provide an overall improvement in water quality; and
(b) It will provide an overall enhancement to fish, wildlife, or their habitat; and
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 743/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(c) It will provide a net improvement in drainage and/or stormwater detention capabilities; and
(d) It will not be materially detrimental to any other property or the City as a whole; and
(e) It will stabilize all exposed areas with native vegetation, as appropriate; and
vi. An analysis, for projects proposing buffer averaging, of the effectiveness of the proposed Buffer
Enhancement, as well as documentation that the proposed buffer standard is based on consideration of the
best available science as described in WAC 365-195-905 shall be provided. Additionally, detailed analysis
of the project’s compliance with each of the following criteria:
(a) There are existing physical improvements in or near the water body and associated riparian area;
and
(b) Buffer width averaging will result in no net loss of stream/lake/riparian ecological function; and
(c) The total area contained within the buffer after averaging is no less than that contained within the
required standard buffer width prior to averaging. (Ord. 5137, 4 -25-2005; Ord. 5633, 10-24-2011; Ord.
5676, 12-3-2012; Ord. 5757, 6-1-2015)
Stream or Lake Study, Standard: A report shall be prepared by a qualified biologist and include the following
information:
a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1" = 20') (unless
otherwise approved by the Community and Economic Development Administrator):
i. The entire parcel of land owned by the applicant, including one hundred feet (100') of the abutting
parcels through which the water body(ies) flow(s);
ii. The ordinary high water mark (OHWM) determined in the field by a qualified consultant pursuant to
RMC 4-3-050G7, Streams and Lakes, (the OHWM must also be flagged in the field);
iii. Stream or lake classification, as recorded in the City of Renton’s COR Maps, the City’s online
interactive mapping application available through the City’s website, for the City of Renton Water Class
or RMC 4-3-090 (if unclassified, see “Supplemental Stream or Lake Study” below);
iv. Topography of the site and abutting lands in relation to the stream(s) and its/their buffer(s) at contour
intervals of two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where slopes are
ten percent (10%) or greater;
v. One hundred (100) year floodplain and floodway boundaries, including one hundred feet (100') of the
abutting parcels through which the water body(ies) flow(s);
vi. Site drainage patterns, using arrows to indicate the direction of major drainage flow;
vii. Top view and typical cross-section views of the stream or lake bed, banks, and buffers to scale;
viii. The vegetative cover of the entire site, including the stream or lake, banks, riparian area, and/or
abutting wetland areas, extending one hundred feet (100') upstream and downstream from the property
line. Include position, species, and size of all trees of at least six inch (6") caliper and larger, fifty four
inches (54") above grade, and the location, size and species of all protected trees on the site that are within
one hundred feet (100') of the OHWM, and the location of measures to protect trees on and abutting the
site;
ix. The location, width, depth, and length of all existing and proposed structures, roads, stormwater
management facilities, wastewater treatment and installations in relation to the stream/lake and its/their
buffer(s); and
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 744/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
x. Location of site access, ingress and egress.
b. Grading Plan: A grading plan prepared in accordance with RMC 4-8-120D7, and showing contour intervals
of two feet (2') where slopes are less than ten percent (10%), and of five feet (5') where slopes are ten percent
(10%) or greater.
c. Stream or Lake Assessment Narrative: A narrative report, formatted to eight and one-half inches (8.5") by
eleven inches (11"), shall be prepared to accompany the site plan and describes:
i. The stream or lake classification as recorded in the City of Renton’s COR Maps, the City’s online
interactive mapping application available through the City’s website, for the City of Renton Water Class
or RMC 4-3-090;
ii. The vegetative cover of the site, including the stream or lake, banks, riparian area, wetland areas, and
flood hazard areas extending one hundred feet (100') upstream and downstream from the property line,
including the impacts of the proposal on the identified vegetation;
iii. The ecological functions currently provided by the stream/lake and existing riparian area and the
impacts of the proposal on the identified ecological functions;
iv. Observed or reported fish and wildlife that make use of the area including, but not limited to,
salmonids, mammals, and bird nesting, breeding, and feeding/foraging areas, including the impacts of the
proposal on the identified fish and wildlife;
v. Measures to protect trees, as defined in RMC 4 -11-200, and vegetation; and
vi. For shorelines regulated under RMC 4-3-090, Shoreline Master Program Regulations, the study shall
demonstrate if the proposal meets the criteria of no net loss of ecological functions as described in RMC
4-3-090D2. If the proposal requires mitigation for substantial impacts to the existing vegetation buffer in
order to demonstrate no net loss of ecological functions, a supplemental stream or lake study is required.
(Ord. 5137, 4-25-2005; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord. 5757, 6-1-2015)
Stream or Lake Study, Supplemental (AKA Mitigation Plan, Final): The application shall include the following
information:
a. Unclassified Stream Assessment: If the site contains an unclassified stream, a qualified biologist shall
provide a proposed classification of the stream(s) based on RMC 4 -3-050G7, Streams and Lakes, and a
rationale for the proposed rating.
b. Analysis of Alternatives: A supplemental report, formatted to eight and one-half inches (8.5") by eleven
inches (11"), prepared by a qualified biologist shall evaluate alternative methods of developing the property.
The following alternatives shall be analyzed, including justification of the feasibility of each alternative:
i. Avoid any disturbances to the stream, lake or buffer by not taking a certain action, by not taking parts of
an action, or by moving the action;
ii. Minimize any stream, lake or buffer impacts by limiting the degree or magnitude of the action and its
implementation by using appropriate technology and engineering, or by taking affirmative steps to avoid
or reduce the impacts;
iii. Rectifying the impacts by repairing, rehabilitating, or restoring the affected area;
iv. Reducing or eliminating the adverse impact over time by preservation and maintenance operations over
the life of the action;
v. Compensate for any stream, lake or buffer impacts by replacing, enhancing, or providing similar
substitute resources or environments and monitoring the impact and taking appropriate corrective
measures.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 745/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Impact Evaluation:
i. An impact evaluation for any unavoidable impacts prepared by a qualified biologist, to include:
(a) Identification, by characteristics and quantity, of the resources (stream, lake) and corresponding
functional values found on the site;
(b) Evaluation of alternative locations, design modifications, or alternative methods of development to
determine which option(s) reduce(s) the impacts on the identified resource(s) and functional values of
the site;
(c) Determination of the alternative that best meets the applicable approval criteria and identify
significant detrimental impacts that are unavoidable;
(d) Evaluation of the cumulative impacts on the system, to the extent that the site resources and
functional values are part of a larger natural system such as a watershed;
(e) Evaluation, for shorelines regulated by RMC 4 -3-090, of how the preferred alternative achieves the
standard of no net loss of ecological functions under RMC 4 -3-090D2;
(f) Evaluation of each of the mitigation plan criteria found in RMC 4 -3-050L1, Mitigation Plan
Required.
ii. For a violation, the impact evaluation must also include:
(a) Description, by characteristics and quantity, of the resource(s) and functional values on the site
prior to the violations; and
(b) Determination of the impact of the violation on the resource(s) and functional values.
d. Mitigation Proposal Shall Include the Following:
i. A site plan, at a scale approved by the City, containing all the elements of the site plan required in the
standard stream and lake study, and the following:
(a) Indication of where proposed mitigation or remediation measures will take place on the site;
(b) Separate indication of areas where revegetation is to take place and areas where vegetation is
anticipated to be removed;
(c) Measures to protect trees on and abutting the site; and
(d) Any other areas of impact with clear indication of type and extent of impact indicated on site plan.
ii. A mitigation narrative, formatted to eight and one-half inches (8.5") by eleven inches (11"), addressing
all of the following:
(a) Resource(s) and functional values to be restored, created, or enhanced on the mitigation site(s);
(b) Environmental goals, objectives, and performance standards to be achieved by mitigation;
(c) Discussion of compliance with criteria or conditions allowing for the proposed stream/lake
alteration or buffer reduction or buffer averaging, and a discussion of conformity to applicable
mitigation plan approval criteria;
(d) A review of the best available science supporting the proposed request for a reduced standard
and/or the method of impact mitigation; a description of the report author’s experience to date in
restoring or creating the type of critical area proposed; and an analysis of the likelihood of success of
the compensation project; and
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 746/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(e) Cost estimates for implementation of mitigation plan for purposes of calculating surety device.
iii. For shorelines regulated by RMC 4-3-090, a discussion of how the proposed plans meet or exceed the
standard of no net loss of ecological functions under RMC 4-3-090D2;
iv. The proposed construction schedule.
e. Monitoring and Maintenance Plan: The plan, formatted to eight and one-half inches (8.5") by eleven
inches (11"), shall include the following elements:
i. Operations and maintenance practices for protection and maintenance of the site; and
ii. Monitoring and evaluation procedures, including minimum monitoring standards, measurable success
criteria, and timelines (i.e., annual, semi-annual, quarterly); and
iii. Contingency plan with remedial actions for unsuccessful mitigation.
f. Surety Device: A surety device in one hundred fifty percent (150%) of the estimated cost of remedial actions
if the mitigation plan is unsuccessful must be filed with the City of Renton.
g. Permit Conditions: Any compensation project prepared for mitigation pursuant to RMC 4-3-050 and
approved by the City shall become part of the application for project approval.
h. Demonstration of Competence: A demonstration of financial resources, administrative, supervisory, and
technical competence and scientific expertise of sufficient standing to successfully execute the compensation
project shall be provided. A compensation project manager shall be named and the qualifications of each team
member involved in preparing the mitigation plan and implementing and supervising the project shall be
provided, including educational background and areas of expertise, training and experience with comparable
projects. (Ord. 5137, 4-25-2005; Ord. 5633, 10-24-2011; Ord. 5757, 6-1-2015)
Street Lighting/Illumination Plan: A twenty two inch by thirty four inch (22" x 34") plan showing the proposed
lighting system, including luminaries, latitude and longitude location of the luminaries, junction boxes, electric
wiring, and wiring diagrams using the same scale as the utility plans (or as approved by the Planning Division
Development Engineering Manager or designee) and conforming to the standards detailed by the document City of
Renton Survey and Drafting Standards and the City of Renton Street Light/Illumination Standards.
Structural Calculations: An analysis of loads, materials, etc., prepared and stamped by a State of Washington
licensed professional engineer.
Structural Plans: Twenty four inch by thirty six inch (24" x 36") plans prepared and stamped by a State of
Washington licensed professional engineer drawn at a scale of one-eighth inch equals one foot (1/8" = 1') (or other
size or scale approved by the Building Official) clearly indicating the information required by the currently adopted
International Building Code and chapter 19.27 RCW (State Building Code Act), including, but not limited to, the
following:
a. Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors,
and anchor bolts;
b. Cross-section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction;
insulation of walls, floors and roof/ceiling; and
c. Details of stairs, fireplaces and special construction, if any. (Ord. 5450, 3 -2-2009)
Survey: A sketch showing all distances, angles and calculations required to determine corners and distances of the
plat shall accompany this data. The allowable error of closure shall not exceed one foot (1') in ten thousand feet
(10,000') per City surveying standards. Shall be accompanied by a complete survey of the section or sections in
which the plat or replat is located, or as much thereof as may be necessary to properly orient the plat within such
section or sections. The plat and section survey shall be submitted with complete field and computation notes
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 747/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
showing the original or re-established corners with descriptions of the same and the actual traverse showing error of
closure and method of balancing.
20. Definitions T:
Technical Information Report: See “Drainage Report” definition.
Topography Map: A map showing the existing land contours using vertical intervals of not more than five feet (5').
For any existing buildings the map shall show the finished floor elevations of each floor of the building.
Traffic Signal Plan: A twenty two inch by thirty four inch (22" x 34") plan showing the proposed traffic signal
system using the same scale as the utility plans (or as approved by the Planning Division Development Engineering
Manager or designee) and conforming to the standards detailed by the document City of Renton Survey and Drafting
Standards and the City of Renton Traffic Signal Standards.
Traffic Study: A report prepared by a State of Washington licensed engineer containing the elements and
information identified in the City of Renton “Policy Guidelines for Traffic Impact Analysis of New Development”
in sufficient detail to define potential problems related to the proposed development and identify the improvements
necessary to accommodate the development in a safe and efficient manner.
Tree Retention/Land Clearing (Tree Inventory) Plan: A completed tree retention worksheet accompanied by a
full dimensional plan, drawn by an ISA certified arborist, ASCA certified consultant, or a licensed landscape
architect, based on finished grade, drawn at the same scale as the project site plan with the northern property line at
the top of the sheet, clearly showing the following:
a. All property boundaries and adjacent streets;
b. Location of all areas proposed to be cleared;
c. Species and sizes of vegetation to be removed, altered, or retained and the boundaries and predominant
species of stands of trees consisting of five (5) or more trees. This requirement applies only to trees six -inch
(6") caliper and larger, fifty four inches (54") above grade, and the location, size and species of all protected
trees on the site;
d. For trees proposed to be retained, a complete description of each tree’s health, condition, and viability;
e. For trees proposed to be retained, a description of the method(s) used to determine the limits of disturbance
(i.e., critical root zone, root plate diameter, or a case-by-case basis description for individual trees);
f. For projects subject to a land development permit, as defined in RMC 4 -11-120, Definitions L, an analysis of
minimum tree retention compliance and minimum tree credit compliance pursuant to RMC 4 -4-130H1;
g. For subdivision applications, an analysis of the project proposal’s compliance with the tree preservation
priority requirements as outlined in RMC 4-4-130H2a,Tree Preservation Priority;
h. For trees preserved within a tree protection tract or easement, any special instructions for maintenance (e.g.,
trimming, ground clearing, root pruning, monitoring, aftercare, etc.);
i. For trees not viable for retention, the reason(s) for removal based on poor health, high risk of failure due to
structure, defects, unavoidable isolation (i.e., high blowdown potential), or unsuitability of species, etc., and for
which no reasonable alternative action is possible (pruning, cabling, etc.);
j. A description of the impact of necessary tree removal to the remaining trees, including those in a grove or on
abutting properties;
k. For development applications, a discussion of timing and installation of tree protection measures that must
include fencing and be in accordance with the tree protection standards as outlined in RMC 4 -4-130H10,
Protection Measures During Construction;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 748/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
l. The suggested location and species of supplemental trees to be used when required. The report shall include
planting and maintenance specifications;
m. Future building sites and drip lines of any trees which will overhang/overlap a construction line;
n. Location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and easements;
o. Where the drip line of a tree overlaps an area where construction activities will occur, this shall be indicated
on the plan;
p. For allowed activities, including allowed exemptions, modifications, and variances, show all trees proposed
to be removed in priority tree retention areas: slopes twenty five percent (25%) to thirty nine percent (39%),
high or very high landslide hazard areas, and high erosion hazard areas;
q. Show trees to be removed in protected critical areas: wetlands, Shorelines of the State, streams and lakes,
floodways, floodplain 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 -3-050C3, Exemptions –
Critical Areas and Buffers;
r. Show all trees to be retained in critical area buffers; and
s. Show the location, size, and species of all protected trees on site. The plan shall differentiate between any
proposed protected trees and any proposed replacement or supplemental trees required pursuant to RMC
4-4-130H1, Protected Trees. In all other areas of the site, trees to be removed may be indicated generally with
clearing limit lines except for protected trees. (Ord. 5304, 9 -17-2007; Ord. 5748, 1-12-2015; Ord. 6076,
8-8-2022)
21. Definitions U:
Urban Design Regulations Review Packet: A set of submission materials required for projects subject to the
Urban Design Regulations in RMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the applicant’s proposal addresses the City’s Urban Design Regulations. (Ord. 4821,
12-20-1999; Amd. Ord. 5028, 11-24-2003; Ord. 5286, 5-14-2007)
Utilities Construction Plans, Wastewater and Water: Plans prepared by a State of Washington licensed civil
engineer as detailed by the document City of Renton Survey and Drafting Standards, unless otherwise approved by
the Planning Division Development Engineering Manager or designee.
Utilities Plan, Generalized: A plan drawn on twenty two inch by thirty four inch (22" x 34") plan sheets using a
graphic scale of one inch equals twenty feet (1" = 20') (or other scale or size approved by the Planning Division’s
Development Engineering Manager or designee) clearly showing all existing (to remain) and proposed public or
private improvements to be dedicated or sold to the public including, but not limited to: curbs, gutters, sidewalks,
median islands, street trees, fire hydrants, utility poles, refuse areas, signage, freestanding lighting fixtures, utility
junction boxes, public utility transformers, etc., along the full property frontage. The finished floor elevations for
each floor of proposed and existing (to remain) structures shall be shown. (Amd. Ord. 4835, 3 -27-2000)
22. Definitions V:
Variance Justification: A written statement setting forth the reasons in favor of the application and addressing the
criteria listed in RMC 4-9-250B5 which are used by the Hearing Examiner or Community and Economic
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 749/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Development Administrator when reviewing the variance request. (Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012)
Vegetation Management Plan: A plan prepared by a qualified professional that details how to preserve, maintain,
enhance, or establish native vegetation within a Vegetation Conservation Buffer required by the Shoreline Master
Program Regulations in RMC 4-3-090. The plan shall describe actions that will be implemented to ensure that buffer
areas provide ecological functions equivalent to a dense native vegetation community to the greatest extent possible.
It shall also specify what is necessary to maintain the required vegetation over the life of the use and/or
development, consistent with the provisions of RMC 4 -3-090F1i, Vegetation Management. (Ord. 5633, 10-24-2011)
23. Definitions W:
Wetland Assessment: A wetland assessment includes the following:
a. A description of the project and maps at a scale no smaller than one inch equals two hundred feet (1" = 200')
showing the entire parcel of land owned by the applicant and the wetland boundary surveyed by a qualified
surveyor, and pursuant to RMC 4-3-050F2, Plans and Studies Required;
b. A description of the vegetative cover of the wetland and adjacent area including identification of the
dominant plant and animal species;
c. A site plan for the proposed activity at a scale no smaller than one inch equals two hundred feet (1" = 200')
showing the location, width, depth and length of all existing and proposed structures, roads, stormwater
management facilities, sewage treatment and installations within the wetland and its buffer;
d. The exact locations and specifications for all activities associated with site development including the type,
extent and method of operations;
e. Elevations of the site and adjacent lands within the wetland and its buffer at contour intervals of no greater
than five feet (5') or at a contour interval appropriate to the site topography and acceptable to the City;
f. Top view and typical cross-section views of the wetland and its buffer to scale;
g. The purposes of the project;
h. Such other information as may be needed by the City, including but not limited to a study of hazards if
present on site, the effect of any protective measures that might be taken to reduce such hazards; and any other
information deemed necessary to verify compliance with the provisions of this Section. (Ord. 4587, 3 -18-1996;
Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005; Ord. 5757, 6-1-2015)
Wetland Mitigation Plan – Final: A final wetland mitigation plan shall include:
a. Baseline Information: A written assessment and accompanying maps of the impacted wetland including, at
a minimum, a wetland delineation by a qualified wetland specialist; existing wetland acreage; vegetative,
faunal and hydrologic characteristics; an identification of direct and indirect impacts of the project to the
wetland area and wetland functions; soil and substrata conditions; topographic elevations and compensation
site. If the mitigation site is different from the impacted wetland site, the assessment should include at a
minimum: existing acreage; vegetative, faunal and hydrologic conditions; relationship within the watershed and
to existing water bodies; soil and substrata conditions; topographic elevations; existing and proposed adjacent
site conditions; buffers; and ownership.
b. Environmental Goals and Objectives: A written report by a qualified wetland specialist shall be provided
identifying goals and objectives of the mitigation plan and describing:
i. The purposes of the compensation measures including a description of site selection criteria;
identification of compensation goals; identification of target evaluation species and resource functions;
dates for beginning and completion; and a complete description of the structure and functional
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 750/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
relationships sought in the new wetland. The goals and objectives shall be related to the functions and
values of the original wetland or, if out-of-kind, the type of wetland to be emulated; and
ii. A review of the best available science and report author’s experience to date in restoring or creating the
type of wetland proposed shall be provided. An analysis of the likelihood of success of the compensation
project at duplicating the original wetland shall be provided based on the experiences of comparable
projects, preferably those in the same drainage basins, if any. An analysis of the likelihood of persistence
of the created or restored wetland shall be provided based on such factors as surface and ground water
supply and flow patterns; dynamics of the wetland ecosystem; sediment or pollutant influx and/or erosion,
periodic flooding and drought, etc.; presence of invasive flora or fauna; potential human or animal
disturbance; and previous comparable projects, if any.
c. Performance Standards: Specific criteria shall be provided for evaluating whether or not the goals and
objectives of the project are achieved and for beginning remedial action or contingency measures. Such criteria
may include water quality standards, survival rates of planted vegetation, species abundance and diversity
targets, habitat diversity indices, or other ecological, geological or hydrological criteria. These criteria will be
evaluated and reported pursuant to subsection e of this definition, Monitoring and Maintenance Plan and
Program. An assessment of the project’s success in achieving the goals and objectives of the mitigation plan
should be included along with an evaluation of the need for remedial action or contingency measures.
d. Detailed Techniques and Plans: Written specifications and descriptions of compensation techniques shall
be provided including the proposed construction sequence, grading and excavation details; erosion and
sediment control features needed for wetland construction and long-term survival; a planting plan specifying
plant species, quantities, locations, size, spacing, and density; source of plant materials, propagates, or seeds;
water and nutrient requirements for planting; where appropriate, measures to protect plants from predation;
specification of substrata stockpiling techniques and planting instructions; descriptions of water control
structures and water level maintenance practices needed to achieve the necessary hydroperiod characteristics;
etc. These written specifications shall be accompanied by detailed site diagrams, scaled cross -sectional
drawings, topographic maps showing slope percentage and final grade elevations, and any other drawings
appropriate to show construction techniques or anticipated final outcome. The plan shall provide for elevations
which are appropriate for the desired habitat type(s) and which provide sufficient hydrologic data. The City
may request such other information as needed to determine the adequacy of a mitigation plan.
e. Monitoring and Maintenance Plan and Program: A program outlining the approach for monitoring
construction and development of the compensation project and for assessing a completed project shall be
provided in the mitigation plan.
i. The plan, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall include the
following elements:
(a) Operations and maintenance practices for protection and maintenance of the site; and
(b) Monitoring and evaluation procedures, including minimum monitoring standards, measurable
success criteria, and timelines (i.e., annual, semi-annual, quarterly); and
(c) Contingency plan with remedial actions for unsuccessful mitigation.
ii. Monitoring may include, but is not limited to:
(a) Establishing vegetation plots to track changes in plant species composition and density over time;
(b) Using photo stations to evaluate vegetation community response;
(c) Sampling surface and subsurface waters to determine pollutant loading, and changes from the
natural variability of background conditions (pH, nutrients, heavy metals);
(d) Measuring base flow rates and storm water runoff to model and evaluate hydrologic and water
quality predictions;
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 751/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(e) Measuring sedimentation rates;
(f) Sampling fish and wildlife populations to determine habitat utilization, species abundance and
diversity; and
(g) A description shall be included outlining how the monitoring data will be evaluated by agencies
that are tracking the progress of the compensation project. A monitoring report shall be submitted
quarterly for the first year and annually thereafter, and at a minimum, should document milestones,
successes, problems, and contingency actions of the compensation project. The compensation project
shall be monitored for a period necessary to establish that performance standards have been met, but
not for a period less than five (5) years.
f. Contingency Plan: Identification of potential courses of action, and any corrective measures to be taken
when monitoring or evaluation indicates project performance standards are not being met.
g. Permit Conditions: Any compensation project prepared for mitigation pursuant to RMC 4-3-050G9e,
Cooperative Wetland Compensation: Mitigation Banks, In-Lieu Fee Programs, or Special Area Management
Programs (SAMP), and approved by the City shall become part of the application for project approval.
h. Demonstration of Competence: A demonstration of financial resources, administrative, supervisory, and
technical competence and scientific expertise of sufficient standing to successfully execute the compensation
project shall be provided. A compensation project manager shall be named and the qualifications of each team
member involved in preparing the mitigation plan and implementing and supervising the project shall be
provided, including educational background and areas of expertise, training and experience with comparable
projects.
i. Surety Device: A surety device in one hundred fifty percent (150%) of the estimated cost of remedial actions
if the mitigation plan is unsuccessful must be filed with the City of Renton. (Ord. 4835, 3 -27-2000; Ord. 5137,
4-25-2005; Ord. 5757, 6-1-2015)
Wetland Mitigation Plan – Preliminary: A preliminary wetland mitigation plan shall include the following:
a. A site plan demonstrating sufficient area for replacement ratios;
b. Proposed planting scheme for created, restored, and enhanced wetlands;
c. Written report, formatted to eight and one-half inches (8.5") by eleven inches (11"), shall include:
i. Identifying direct and indirect impacts of the project to the wetland area and wetland functions,
environmental goals and objectives, and performance standards, and evaluating alternative methods of
developing the property using the following criteria in this order:
(a) Avoiding any disturbances to the wetland or buffer;
(b) Minimizing any wetland or buffer impacts;
(c) Compensating for any wetland or buffer impacts;
(d) Restoring any wetlands or buffer impacted or lost temporarily;
(e) Creating new wetlands and buffers for those lost; and
(f) Enhancing an existing degraded wetland to compensate for lost functions and values, in addition to
restoring a wetland or creating a wetland.
ii. Evaluating each of the mitigation plan criteria found in RMC 4 -3-050L.
Renton Municipal Code
Chapter 8 PERMITS – GENERAL AND APPEALS
Page 752/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
iii. For projects proposing a reduction in wetland buffer width with enhancement, providing a detailed
analysis of the project’s compliance with each of the following criteria:
(a) The reduced buffer will function at a higher level than the standard buffer;
(b) An enhanced buffer shall never be less than seventy five percent (75%) of the standard width at its
narrowest point; and
(c) The buffer area has less than fifteen percent (15%) slopes and no direct or indirect, short -term or
long-term, adverse impacts to regulated wetlands, as determined by the City, will result from a
regulated activity; and
(d) The proposal shall rely upon a site-specific evaluation and documentation of buffer adequacy based
upon Wetlands in Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No.
05-06-006, March 2005) and Wetlands in Washington State, Volume 2: Managing and Protecting
Wetlands (Ecology Publication No. 04-06-008, April 2005), or similar approaches; and
(e) The proposed buffer standard is based on consideration of the best available science as described in
WAC 365-195-905.
iv. And, for projects proposing averaging in wetland buffer width with enhancement, providing a detailed
analysis of the project’s compliance with each of the following criteria:
(a) There are existing physical improvements in or near the wetland and buffer; and
(b) That width averaging will not adversely impact the wetland function and values; and
(c) That the total area contained within the wetland buffer after averaging is no less than that contained
within the required standard buffer prior to averaging; and
(d) A site-specific evaluation and documentation of buffer adequacy based upon Wetlands in
Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05 -06-006, March
2005) and Wetlands in Washington State, Volume 2: Managing and Protecting Wetlands (Ecology
Publication No. 04-06-008, April 2005), or similar approaches have been conducted. The proposed
buffer standard is based on consideration of the best available science as described in WAC
365-195-905; and
(e) In no instance shall the buffer width be reduced by more than seventy five percent (75%) of the
standard buffer. Greater buffer width reductions require review as a variance pursuant to RMC
4-9-250B; and
(f) An analysis of the effectiveness of the proposed Buffer Enhancement. (Ord. 4835, 3 -27-2000; Ord.
5137, 4-25-2005; Ord. 5757, 6-1-2015)
WSEC Trade-Off Form: Manual of Wattsun calculations performed to show compliance with chapter 5 of the
current adopted version of the Washington State Residential Energy Code requirements. (Ord. 5916 (Att. A),
12-10-2018)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 753/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 9
PERMITS – SPECIFIC
CHAPTER GUIDE: This Chapter contains 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
4-9 RMC contains the permit-specific review criteria and procedures, chapter 4-8 RMC provides general procedural,
submittal, and appeal procedures. Both chapters should be reviewed in tandem.
This Chapter last amended by Ord. 6097, December 5, 2022.
4-9-010 ANNEXATION PROCEDURES
4-9-015 AQUIFER PROTECTION AREA PERMITS
4-9-020 COMPREHENSIVE PLAN ADOPTION AND AMENDMENT PROCESS
4-9-025 TITLE IV DEVELOPMENT REGULATION REVISION AND INTERPRETATION PROCESS
4-9-030 CONDITIONAL USE PERMITS
4-9-040 CONDOMINIUM CONVERSIONS
4-9-050 (Deleted by Ord. 5549, 8-9-2010)
4-9-060 DEFERRAL OF IMPROVEMENT INSTALLATION PROCEDURES
4-9-065 DENSITY BONUS REVIEW
4-9-070 ENVIRONMENTAL REVIEW PROCEDURES
4-9-075 RESERVED
4-9-080 GRADING, EXCAVATION AND MINING PERMITS AND LICENSES
4-9-090 HOME OCCUPATIONS
4-9-100 ADDITIONAL ANIMALS PERMIT PROCESS
4-9-105 ADDITIONAL VEHICLES PERMIT
4-9-110 MANUFACTURED AND MOBILE HOME PARKS
4-9-120 NONCONFORMING USES/STRUCTURES REBUILD APPROVAL PERMITS
4-9-130 OCCUPANCY PERMITS
4-9-140 OPEN SPACE, AGRICULTURAL AND TIMBER LANDS; CURRENT USE ASSESSMENT
4-9-150 PLANNED URBAN DEVELOPMENT REGULATIONS
4-9-160 PUBLIC ART EXEMPTION PROCEDURE
4-9-170 RAILROAD AND UTILITY LINE CONSTRUCTION PERMIT
4-9-180 REZONE PROCESS
4-9-190 SHORELINE PERMITS
4-9-195 ROUTINE VEGETATION MANAGEMENT PERMITS
4-9-200 MASTER PLAN AND SITE PLAN REVIEW
4-9-210 SMALL CELL PERMITS
4-9-220 SPECIAL PERMITS
4-9-230 SPECIAL PERMIT TO ALLOW PRIVATE GARAGES ON STEEP SLOPES TO LOCATE WITHIN
FRONT OR SIDE YARD SETBACK
4-9-240 TEMPORARY USE PERMITS
4-9-250 VARIANCES, WAIVERS, MODIFICATIONS, AND ALTERNATES
4-9-260 VIOLATIONS OF THIS CHAPTER AND PENALTIES
4-9-010 ANNEXATION PROCEDURES:
It is the intention of the City Council that provisions of State law governing annexations as set forth in Chapter
35A.14 RCW as it presently exists or as it may be amended shall control and that this section shall be supplemental
thereto. Upon filing a notice of intent to commence annexation proceedings with the City Clerk, as referenced in
RMC 4-8-120D, the submitting party shall simultaneously pay an annexation processing fee in the amount stipulated
in the City of Renton Fee Schedule to compensate the City for administrative cost and expense in the processing,
checking and handling of such annexation request, which fee shall likewise include the publication and posting
expense of any notice pertaining to the annexation. (Ord. 5169, 12 -5-05; Ord. 5984, 10-26-2020)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 754/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-9-015 AQUIFER PROTECTION AREA PERMITS:
A. PURPOSE:
The purpose of this Section is to protect aquifers used as potable water supply sources by the City from
contamination by hazardous materials. This Section establishes permit procedures, operating permits, closure
permits, and uniform standards for release reporting, emergency response, closure and abandonments. (Amd. Ord.
4992, 12-9-2002)
B. APPLICABILITY:
1. Operating Permits Required: No person, persons, corporation, or other legal entities shall operate a facility in
an aquifer protection area (APA) (see RMC 4 -3-050Q1, Maps, Aquifer Protection) without first obtaining an
operating permit from the Department. Any person who owns more than one facility in a single zone of the APA
shall have the option of obtaining one permit for all operations if the operations at each facility are similar and the
permit requirements under this Section are applicable to each facility individually.
2. Closure Permits Required in Zone 1: No owner of a facility in Zone 1 shall close a facility without first
obtaining a closure permit to do so from the Department. The owner of a facility shall obtain a closure permit before
operations requiring an operating permit cease at the facility or before the facility is sold or otherwise transferred to
a new owner.
3. Reporting of Unauthorized Release of Hazardous Materials: All persons shall comply with RMC 4-3-050H10
and subsection G of this Section relating to unauthorized release of hazardous materials. (Amd. Ord. 4992,
12-9-2002)
C. EXEMPTIONS – OPERATING AND CLOSURE PERMITS:
The following land uses and activities do not require operating or closure permits, but may require compliance with
other standards and regulations in RMC 4-3-050, Critical Areas Regulations.
1. Pipelines, Roadways, Railroads: Pipelines including storm and sanitary sewers and product pipelines, interstate
freeways, State highways, arterials, local access streets, and railroads.
2. Cleanups, Monitoring and/or Studies under State or Federal Supervision: Cleanups, monitoring and/or
studies undertaken under supervision of the Washington Department of Ecology or the U.S. Environmental
Protection Agency.
3. Use, Storage, and Handling of Specific, Listed Hazardous Materials That Do Not Present a Risk to the
Aquifer:
a. Hazardous Materials That Do Not Present a Risk to the Aquifer: Use, storage, and handling of specific
hazardous materials that do not present a risk to the aquifer as determined and listed by the Department are
exempt from all regulation under this Section with the exception of the requirement to list these hazardous
materials on the hazardous materials inventory statement as provided by RMC 4 -8-120D15a, Operating Permit
Application, Aquifer Protection Area.
b. Sale of Hazardous Materials in Original, Small Containers: Hazardous materials offered for sale in their
original containers of five (5) gallons or less.
c. Hazardous Materials in De Minimis Amounts: Hazardous materials use, storage, and handling in de
minimis amounts (aggregate quantities totaling twenty (20) gallons or less at the facility). Hazardous material
weights shall be converted to volumes for purposes of determining whether de minimis amounts are exceeded.
Ten (10) pounds shall be considered equal to one gallon.
d. Hazardous Materials Contained in Properly Operating Sealed Units: Hazardous materials contained in
properly operating sealed units (transformers, refrigeration units, etc.) that are not opened as part of routine use.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 755/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
e. Residential Use, Storage, and Handling of Hazardous Materials: Noncommercial residential use, storage,
and handling of hazardous materials provided that no home occupation business (as defined by chapter 4 -11
RMC, Definitions) that uses, stores, or handles more than twenty (20) gallons of hazardous material is operated
on the premises.
f. Fuel Tanks and Fluid Reservoirs Attached to Motor Vehicle: Hazardous materials in fuel tanks and fluid
reservoirs attached to a private or commercial motor vehicle and used directly in the operation of that vehicle.
g. Fuel Oil: Fuel oil used in existing heating systems.
h. Emergency – Governmental Organization: Public interest emergency use, storage, and handling of
hazardous materials by governmental organizations.
i. Water Treatment and Water System Use: Hazardous materials used, stored, and handled by the City of
Renton in water treatment processes and water system operations.
j. Fueling of Equipment Not Licensed for Street Use: Fueling of equipment not licensed for street use
provided that such fueling activities are conducted in a containment area that is designed and maintained to
prevent hazardous materials from coming into contact with soil, surface water, or groundwater.
k. Hazardous Materials in Equipment Fuel Tanks: Hazardous materials in fuel tanks attached to private or
commercial equipment and used directly in the operation of that equipment.
l. Hazardous Materials in Aerosol Cans.
m. Hazardous Materials at Specified Facilities: Hazardous materials at multi-family dwellings, hotels,
motels, retirement homes, convalescent centers/nursing homes, mobile or manufactured home parks, group
homes, and daycare family homes or centers when used by owners and/or operators of such facilities for on -site
operation and maintenance purposes.
n. Janitorial Supplies: Hazardous materials used for janitorial purposes at the facility where the products are
stored.
o. Personal Care Products: Hazardous materials used for personal care by workers or occupants of the facility
at which the products are stored including but not limited to soaps, hair treatment, grooming aids, health aids,
and medicines. (Amd. Ord. 4992, 12-9-2002)
D. ADMINISTRATION:
The Community and Economic Development Administrator shall have the power and authority to administer and
enforce the provisions of this Chapter. (Amd. Ord. 4992, 12 -9-2002; Ord. 5676, 12-3-2012)
E. OPERATING PERMIT:
1. Submittal Requirements and Fees: Submittal requirements shall be as listed in chapter 4-1 RMC,
Administration and Enforcement, and RMC 4 -8-120, Submittal Requirements – Specific to Application Type. There
is no fee for an operating permit. (Amd. Ord. 4992, 12 -9-2002)
2. Operating Permit Criteria – Zones 1 and 2:
a. Criteria – Zones 1 and 2: The Department shall not issue an operating permit for a facility unless adequate
plans, specifications, test data, and/or other appropriate information has been submitted by the owner showing
that the proposed design and construction of the facility meets the intent and provisions of this Section and
RMC 4-3-050, Critical Areas Regulations, and will not impact the short term, long term or cumulative quantity
or quality of groundwater.
b. Additional Criteria – Zone 1: In Zone 1 of an APA, no change in operations at a facility shall be allowed
that increases the quantities of hazardous materials stored, handled, treated, used, or produced in excess of
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 756/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
quantities reported in the initial aquifer protection area operating permit with the following exception: An
increase in the quantity of hazardous materials is allowed up to the amount allowed for a new facility in Zone 1
as provided by RMC 4-3-050C8d(i), Prohibited Activities – Aquifer Protection Areas.
3. Operating Permits – Conditions for Zone 1 and 2: Specific conditions for operating permits issued to facilities
in Zones 1 and 2 of an APA are described in RMC 4 -3-050H, Aquifer Protection. The following general conditions
in subsections E3a, b, c, and d, and E4 through E6 of this Section shall be included as part of any operating permit
issued pursuant to this Section:
a. In-House Inspection and Maintenance: Procedures for the in-house inspection and maintenance of
containment devices and areas where hazardous materials are stored, handled, treated, used, and produced shall
be identified in the operating permit for each facility. Such procedures shall be in writing, and a log shall be
kept of all inspection and maintenance activities. Such logs shall be submitted to the Department annually and
shall be available for inspection. Inspection and maintenance logs shall be maintained on -site by the owner for
a period of at least three (3) years from the date the monitoring was performed.
b. Changes to Facility – Responsibility to Report: The permittee shall report to the Department within fifteen
(15) days after any changes in a facility including:
i. The storage, handling, treatment, use, or processing of new hazardous materials;
ii. Changes in monitoring procedures; or
iii. The replacement or repair of any part of a facility that is related to the hazardous material(s).
c. Unauthorized Release – Responsibility to Report: The permittee shall report to the Department any
unauthorized release occurrence, within twenty four (24) hours of its detection, in accordance with subsection
H2a of this Section.
d. Compliance with Inspection Report: Within thirty (30) days of receiving an inspection report from the
Department, the operating permit holder shall file with the Department a plan and time schedule to implement
any required modifications to the facility or to the monitoring plan needed to achieve compliance with the
intent of this Chapter or the permit conditions. This plan and time schedule shall also implement all of the
recommendations of the Department.
4. Effect of Operating Permit: An operating permit, issued by the Administrator, shall be effective for one year. A
permit to operate a facility shall not be issued until it is determined that the facility complies with the provisions of
these regulations. If an inspection of the facility reveals noncompliance, then the Administrator must verify by a
follow-up inspection that all required corrections have been implemented before renewing the permit. The facility
owner shall apply to the Department for permit renewal at least sixty (60) days prior to the expiration of the permit.
(Ord. 5676, 12-3-2012)
5. Operating Permit Renewal: All aquifer protection area operating permits must be renewed by the Department
on an annual basis.
6. Transferability: Operating permits may be transferred to a new facility owner if the new facility owner does not
change any conditions of the permit, the transfer is registered with the Department within thirty (30) days of the
change in ownership, and any necessary modifications are made to the information in the initial permit application
due to the change in ownership.
F. CLOSURE PERMIT:
1. Submittal Requirements and Fees: Submittal requirements shall be as listed in chapter 4-1 RMC,
Administration and Enforcement, and RMC 4 -8-120, Submittal Requirements – Specific to Application Type. There
is no fee for a closure permit.
2. Closure Permits and Permit Conditions – Zone 1:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 757/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Closure Permit Application Required for Facilities: A closure permit application shall include:
i. A list of hazardous materials to be removed from premises, the method of removal, and the final
destination (include product names and quantities);
ii. A list of potentially contaminated equipment and/or containment devices to be removed from premises
and a description of the method of disposal or recycling;
iii. A plan prepared by a professional engineer or geologist licensed in the State of Washington to
investigate the facility to determine whether it is free of contamination exceeding Model Toxics Control
Act (MTCA) standards (chapter 173-340 WAC), to report findings to the Water Utility, and to describe
remediation needed, if any, according to said standards and RMC 4-9-015G;
iv. A written agreement between the owner, the property owner, and the purchaser or other recipient, in
lieu of subsections F2a(i) and (ii) of this Section, stating that the owner will not remove hazardous
materials and containment devices from the facility because all agree that the materials and devices are
needed to continue to operate the facility;
v. A schedule for implementation of subsections F2a(i) and (ii) of this Section and the investigation
described in subsection F2a(iii).
b. No Detectable Unauthorized Releases: The owner of a facility being closed shall demonstrate to the
satisfaction of the Department that no detectable unauthorized release has occurred or that unauthorized
releases have been cleaned up. Cleanup shall be considered to be complete when, according to the best
available scientific evidence, the risk of causing the city water supply to fail to meet Washington State drinking
water quality standards has been removed and the cleanup meets the Model Toxics Control Act Cleanup
Regulation (chapter 173-340 WAC). This demonstration can be based on the ongoing leak detection
monitoring, groundwater monitoring, or soils sampling performed during or immediately after closure
activities.
c. Determination of Unauthorized Release: If an unauthorized release is determined to have occurred, the
facility owner shall comply with subsection G of this Section, Unauthorized Releases.
d. Completion of Facility Closure: Facility closure will be accepted as complete by the Department upon
implementation of the closure permit conditions and compliance with all other provisions of the Section.
e. Time to Complete Closure: Facility closure must be completed according to a timetable and permit
conditions determined by the Department and shall, in all cases, be completed within one year of the date when
a closure permit is required. (Amd. Ord. 4992, 12 -9-2002)
G. UNAUTHORIZED RELEASES:
1. Unauthorized Release Prohibited, Reporting Required: Hazardous materials shall not be spilled, leaked,
emitted, discharged, disposed, or allowed to escape or leach into the air, into groundwater, surface water, surface
soils or subsurface soils. Exception: Intentional withdrawals of hazardous materials for the purpose of legitimate
sale, use, or disposal and discharges permitted under Federal, State, or local law. All unauthorized releases as
defined in RMC 4-11-210, Definitions U, shall be reported to the Department within twenty four (24) hours of
discovery that the release has occurred. Unauthorized releases shall be reported by the person or persons responsible
for the release and/or the owner of the property on which the release has occurred.
2. Unauthorized Releases from Facilities – Report Time and Content:
a. Requirement to Report within Twenty Four (24) Hours: Unauthorized releases shall be reported to the
Department within twenty four (24) hours of discovery of the occurrence and shall be recorded in the owner’s
inspection and maintenance log.
b. Unauthorized Release Report: The report shall contain the following information that is known at the time
of filing the report:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 758/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
i. List of type, quantity, and concentration of hazardous materials released.
ii. The results of all investigations completed at the time to determine the extent of soil or groundwater or
surface water contamination because of the release.
iii. Method of cleanup implemented to date and proposed cleanup actions.
iv. Method and location of disposal of the released hazardous material and any contaminated soils,
groundwater, or surface water.
v. Proposed method of repair or replacement of the containment device.
vi. Facility owner’s name and telephone number.
c. Cleanup Progress Reports: Until cleanup is complete, the owner shall submit reports to the Department
every month or at a more frequent interval specified by the Department. The reports shall include the
information requested in this Section. Cleanup shall be considered to be complete when, according to the best
available scientific evidence, the risk of causing the City water supply to fail to meet State drinking water
quality standards has been removed and the cleanup meets the Model Toxics Control Act Cleanup Regulation
(chapter 173-340 WAC).
3. Monitoring Results:
a. Detection and Prevention of Further Contamination: Semi-annually, or more frequently, the Department
may review all site monitoring results submitted by owners in an APA. The Department may require the owner
to immediately accomplish the following if a hazardous material is detected in an owner’s monitoring well(s),
surface water runoff, and/or site soils and the concentration exceeds Model Toxics Control Act Cleanup
Standards as provided in chapter 173-340 WAC or if, according to the best available scientific information, the
concentration may cause the City water supply to fail to meet State drinking water quality standards:
i. Locate and determine the source of the hazardous material detected.
ii. Stop and prevent any further unauthorized release(s), of the hazardous material detected, if under the
control of the owner.
iii. Comply with the requirements for an unauthorized release(s) from a facility. (Amd. Ord. 4992,
12-9-2002)
b. Owners Proving Nonresponsible: The owner shall not be subject to this mandatory action specified in
subsection G3a of this Section, Detection and Prevention of Further Contamination, if the owner can present
acceptable technical data that substantiates that it is not responsible for the violation.
c. Remedy: The facility owner or other person responsible for an unauthorized release and/or the owner of the
property on which a release of hazardous materials has occurred shall initiate and complete all actions
necessary to remedy the effects of such release on the City of Renton water supply at no cost to the City. If an
unauthorized release causes or is expected, according to the best available scientific evidence, to cause the
drinking water supply of the City of Renton to fail to comply with State drinking water quality standards, and if
the facility owner or other person responsible for an unauthorized release and/or the owner of the property on
which the release has occurred fails to address the unauthorized release in a timely manner, the Department or
its authorized agents shall have the authority to implement removal or remedial actions. Such actions may
include, but not be limited to, the prevention of further groundwater contamination; installation of groundwater
monitoring wells; collection and laboratory testing of water, soil, and waste samples; cleanup and disposal of
hazardous materials, and remediation of soil and/or groundwater. The facility owner or other person
responsible for an unauthorized release and/or the owner of the property on which the release has occurred shall
be responsible for any costs incurred by the Department or its authorized agents in the conduct of such remedial
actions and shall be responsible for City expenses incurred due to the unauthorized release including but not
limited to removal and/or remedial actions, water supply operations, replacement of wells, and water treatment.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 759/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Additional Federal, State, and Local Laws: Reporting a release to the Department does not exempt or
preempt any other reporting requirements under Federal, State, or local laws.
H. PERMIT SUSPENSION OR REVOCATION:
1. Operating Permit Suspension: The Department may, without warning or hearing, suspend an operating permit if
continued operation of the facility constitutes an immediate threat to the aquifer or if violations have not been
corrected within the time specified in an inspection report. Suspension is effective upon service of notice in writing
to the owner or the person in charge at the facility that the permit is immediately suspended and that an opportunity
for a hearing on the validity of the suspension will be provided if a written request for hearing is filed with the
Administrator by the owner within ten (10) days after the suspension. The filing of a written request for hearing
shall not stay the effectiveness of the suspension. When an operating permit is suspended, facility operations shall
immediately cease.
2. Operating Permit Reinstatement After Suspension: The owner whose operating permit has been suspended
may submit to the Department, within ten (10) days of notice of permit suspension or within twenty (20) days of a
hearing, if one is requested, a written application for an inspection and reinstatement of a suspended permit. The
application shall include a statement signed by the applicant that, in his or her opinion, the conditions causing
suspension of the permit have been corrected. The Department shall, within five (5) working days following the
receipt of the application, inspect the facility. The permit shall be reinstated within five (5) working days of the
inspection if the facility is in complete compliance with RMC 4-3-050, Critical Areas Regulations, as determined by
the Department.
3. Operating Permit Revocation: The Department may revoke an operating permit if the owner does not apply for
a reinspection or hearing within ten (10) days of permit suspension, if the owner does not apply for a reinspection
within twenty (20) days of a hearing, for repeated violations of any of the requirements of RMC 4 -3-050, Critical
Areas Regulations, for interference with the Department in the performance of duty, for submitting false or
inaccurate information, and for intentional unauthorized release of hazardous materials within the APA. Prior to
revocation, the Department shall notify, in writing, the owner of the specific reason(s) for which the permit is to be
revoked and that the permit shall be revoked at the end of the tenth day following service of such notice unless a
written request for hearing with the Administrator is filed with the Department by the owner within ten (10) days
after the date of service, in which case the revocation shall be stayed until the issuance of a final decision following
the hearing. When an operating permit is revoked, facility operations shall immediately cease. The decision as to
whether an unauthorized release of hazardous materials by the owners was intentional shall be made by the
Administrator. (Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
4. Application for Closure Permit Following Operating Permit Revocation: The owner of a facility whose
operating permit has been revoked shall immediately apply for a closure permit and shall comply with closure
requirements and closure permit conditions according to a schedule determined by the Department.
5. Application for Operating Permit Following Revocation: The owner of a facility for which the operating
permit has been revoked may make written application for a new permit. The owner of a facility for which the
operating permit has been revoked for reasons including but not limited to accidental or intentional unauthorized
release of hazardous materials into the APA may be permanently banned by the Administrator from obtaining an
operating permit for the same facility or another facility at any location in the APA.
I. APPEAL:
Administrative determinations or permit decisions shall be subject to appeal pursuant to RMC 4 -8-110, Appeals.
(Ord. 4851, 8-7-2000)
4-9-020 COMPREHENSIVE PLAN ADOPTION AND AMENDMENT PROCESS:
A. PURPOSE:
The purpose of this section is to describe the procedures and review criteria for Comprehensive Plan amendments.
B. AUTHORITY:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 760/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
The Growth Management Act (“GMA”) requires that an adopted Comprehensive Plan shall be subject to continuing
review and evaluation and that any amendment or revision to the Comprehensive Plan conform to the requirements
of Chapter 36.70A RCW, and that any change to development regulations or official controls is consistent with and
implements the Comprehensive Plan. GMA requires that the City perform its activities and make capital budget
decisions in conformity with the Comprehensive Plan. Additionally, GMA specifically requires that the City
establish procedures whereby proposed amendments or revisions of the Comprehensive Plan are considered by City
Council no more frequently than once every year, with the following exceptions: initial adoption of a subarea plan;
adoption or amendment of a Shoreline Master Program; amendment of the Capital Facilities element; and whenever
an emergency exists. Proposed amendments must be considered concurrently so the cumulative effect of the
proposals can be ascertained.
C. INITIATION OF PROPOSED COMPREHENSIVE PLAN AMENDMENTS:
1. The Mayor, City Council, or Planning Commission may initiate a Comprehensive Plan amendment by submitting
the request in writing to the Community and Economic Development Administrator.
2. The Community and Economic Development Administrator may initiate Comprehensive Plan amendments that
are necessary to ensure the consistency of the Comprehensive Plan, or other City plans and policies, with GMA.
3. Private parties may initiate a Comprehensive Plan amendment by submitting an application by October 15th for
consideration the following year. (Ord. 5579, 11 -15-2010; Ord. 5676, 12-3-2012)
D. APPLICATION AND SUBMITTAL REQUIREMENTS:
1. The application and submittal requirements for amendments initiated by private parties are listed in RMC
4-8-120C, Land Use Applications. City-initiated amendments are exempt from formal application.
2. The fee for amendments initiated by private parties is listed in the City of Renton Fee Schedule. City -initiated
amendments will not be assessed a fee.
3. Applications for Comprehensive Plan amendments shall not be accepted in the following circumstances, unless
the amendment involves the correction of a technical error:
a. Applications which were submitted for amendment in the previous Comprehensive Plan amendment cycle
that were denied;
b. Applications for amendment of the Comprehensive Plan land use map involving properties considered for
amendment in the previous Comprehensive Plan amendment cycle;
c. Applications for amendment involving properties located within a community planning area in which the
community planning process has been initiated; or where a community plan has been adopted within the two
(2) years prior to the amendment cycle. (Ord. 5984, 10 -26-2020)
E. REVIEW PROCESS:
1. Comprehensive Plan amendments shall be considered by the City Council concurrently, and no more frequently
than once per year, unless the amendment is exempt by GMA from the annual amendment cycle.
2. Applications for Comprehensive Plan amendments by private parties shall be accepted by the Department of
Community and Economic Development between August 1st and October 15th for consideration during the
following year. (Ord. 5579, 11-15-2010)
3. City-initiated applications may be accepted at any time, but shall be initiated by March 15th for consideration
during the current year’s amendment cycle. City-initiated applications accepted after March 15th will be considered
during the next amendment cycle. This does not apply to amendments exempt from adoption during the annual cycle
by GMA. (Ord. 5579, 11-15-2010)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 761/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. The Department of Community and Economic Development shall conduct its review of Comprehensive Plan
amendments concurrently with Planning Commission review. However, all departmental reporting and evaluation,
including necessary environmental review, shall be completed prior to the Planning Commission making
recommendations on the Comprehensive Plan amendments.
5. The Planning Commission shall consider all Comprehensive Plan amendments, unless exempt by GMA from the
annual amendment cycle, concurrently so that the cumulative effect of the proposals can be ascertained.
6. Planning Commission shall forward a recommendation to the City Council after a public hearing.
7. Comprehensive Plan amendments shall be adopted by ordinance of the City Council.
F. REVIEW CRITERIA:
1. All Comprehensive Plan amendments will be evaluated on their merits based upon the following:
a. The effect upon the rate of growth, development, and conversion of land as envisioned in the Comprehensive
Plan;
b. The effect upon the City’s capacity to provide adequate public facilities;
c. The effect upon the rate of population and employment growth;
d. Whether Comprehensive Plan objectives are being met as specified or remain valid and desirable;
e. The effect upon general land values and housing costs;
f. Whether capital improvements or expenditures, including transportation, are being made or completed as
expected;
g. Whether the initiated amendment conforms to the requirements of the GMA, is internally consistent with the
Comprehensive Plan, and is consistent with the County -wide Planning Policies for King County;
h. The effect upon critical areas and natural resource lands;
i. Consistency with locational criteria in the Comprehensive Plan and application requirements established in
this section;
j. Consistency with the policies set forth in the Comprehensive Plan;
k. The effect upon other considerations as deemed necessary by the Department. (Ord. 5853, 8 -7-17)
2. All applications must meet at least one of the following criteria:
a. The request supports the vision embodied in the Comprehensive Plan; or
b. The request supports the adopted business plan goals established by the City Council; or
c. The request eliminates conflicts with existing elements or policies; or
d. The request amends the Comprehensive Plan to accommodate new policy directives of the City Council.
3. Proposals that include a concurrent rezone proposal shall also comply with the decision criteria for a change of
zone classification in RMC 4-9-180.
G. PUBLIC NOTICE AND COMMENT PERIOD:
1. Public Notice of Application: The applicant and the public shall be notified of the application for a
Comprehensive Plan amendment at least ten (10) days prior to the first Planning Commission meeting in which the
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 762/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Department of Community and Economic Development reports on the amendment. Notice should consist of at least
two (2) of the following methods: mailings to property owners potentially affected by the proposal, posting of at
least three (3) notices in the area affected by the proposal, publication in the official newspaper if one has been
designated, or in a newspaper of general circulation if one has not been designated, notice posted on the City’s
website, or postings at City Hall and public libraries within the City.
2. Notice of Public Hearing before the Planning Commission: The public shall be notified at least ten (10) days
prior to the date of the Planning Commission public hearing with a publication in the official newspaper if one has
been designated, or a newspaper of general circulation if one has not been designated. The applicant and any parties
of record shall also be sent a notice by mail at least ten (10) days prior to the date of the hearing.
3. Comment Period for Planning Commission Public Hearing: Written comments will be accepted for ten (10)
days prior to the date of the public hearing until seven (7) days after the date of the public hearing, unless the
comment period is extended by a vote of the Commission. Verbal comments will only be accepted at the time of the
hearing. All comments, including those sent by electronic means, must be accompanied by the full name and
mailing address of the person making the comment. (Ord. 3976, 3 -3-1986; Ord. 4437, 2- 21-1994; Ord. 4722,
5-11-1998; Ord. 4794, 9-20-1999; Ord. 5516, 12-14-2009)
4-9-025 TITLE IV DEVELOPMENT REGULATION REVISION AND INTERPRETATION PROCESS:
A. PURPOSE:
The purpose of this Section is to describe the procedures and review criteria for amendments to, and interpretations
of, the Development Regulations, Title IV of the Renton Municipal Code. Code interpretations provide temporary
clarification of Title IV. Once an interpretation is issued, the subject will be submitted to the docket for Title IV
amendments.
B. AUTHORITY:
In accordance with RCW 36.70A.470, a summary containing written comments on suggested development
regulation amendments shall be coordinated by the Department of Community and Economic Development. The
text revision process is the means to either suggest a change, or to identify needed corrections, or both, in the
development regulations. The Community and Economic Development Administrator has the authority to issue Title
IV code interpretations. (Ord. 5676, 12-3-2012)
C. APPLICABILITY:
1. Proposed Title IV Development Regulation amendments may be suggested by:
a. The Mayor, City Council, or Planning Commission by submitting the request in writing to the Community
and Economic Development Administrator.
b. The Community and Economic Development Administrator.
c. Private parties by submitting an application to the Department of Community and Economic Development.
d. Code interpretations issued by the Community and Economic Development Administrator.
2. Any person may submit a written request for code interpretation to the Community and Economic Development
Administrator, regarding any applicable title or any subsequent amendment thereto. (Ord. 5676, 12 -3-2012)
D. REVIEW PROCESS FOR TITLE IV AMENDMENTS:
1. Applications for Title IV amendments may be accepted at any time and placed on the Title IV docket. Imperative
Title IV amendments designated by the Mayor, City Council, or Planning Commission may be given higher priority
and processed outside the annual Title IV process outlined in this section.
2. The Department of Community and Economic Development shall keep a docket of suggested Title IV
amendments that includes the following:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 763/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Name and address of the person or agency requesting the amendment;
b. Description of the amendment;
c. Date of the request; and
d. Map of the affected area, if appropriate.
3. The Council may review the Title IV docket to determine which applications to include in the Planning
Commission’s annual work program.
4. The Department of Community and Economic Development shall conduct its review of Title IV concurrently
with Planning Commission review. However, all departmental reporting and evaluation, including necessary
environmental review, shall be completed prior to the Planning Commission making recommendations on the
amendments.
5. The Planning Commission shall forward a recommendation to the City Council after a public hearing.
6. Title IV amendments shall be adopted by ordinance of the City Council after review by the City Council. (Ord.
5984, 10-26-2020)
E. REVIEW CRITERIA FOR TITLE IV AMENDMENTS:
All Title IV amendments will be evaluated on their merits based upon the following:
1. Consistency and compliance with the Comprehensive Plan; and
2. All revisions must meet with at least one of the following criteria:
a. The revision eliminates conflicts within the code or between the code and the Comprehensive Plan; or
b. The revision changes code language to provide clarity, consistency, or ease of administration; or
c. The revision directly implements policies of the Comprehensive Plan or City Business Plan; or
d. The revision accommodates new policy directives of the City Council or Administration.
F. PUBLIC NOTICE AND COMMENT PERIOD FOR TITLE IV AMENDMENTS:
1. Notice of Public Hearing Before the Planning Commission: The public shall be notified at least ten (10) days
prior to the date of the Planning Commission public hearing with a publication in the official newspaper if one has
been designated, or a newspaper of general circulation if one has not been designated. The applicant and any parties
of record shall also be sent a notice by mail at least ten (10) days prior to the date of the hearing.
2. Comment Period for Planning Commission Public Hearing: Written comments will be accepted for ten (10)
days prior to the date of the public hearing until seven (7) days after the date of the public hearing, unless the
comment period is extended by a vote of the Commission. Verbal comments will only be accepted at the time of the
hearing. All comments, including those sent by electronic means, must be accompanied by the full name and
mailing address of the person making the comment.
G. REVIEW PROCESS FOR TITLE IV INTERPRETATIONS:
1. Requests for code interpretations shall include:
a. The section of the code that is allegedly ambiguous or needing clarification;
b. The subject matter or nature of the request; and
c. Any facts relevant to the request.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 764/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. The Community and Economic Development Administrator may deny or reject the request if there is no
ambiguity or need for clarification demonstrated by the requestor.
3. Once an interpretation is issued, the Administrator may consider the issue resolved and reject future requests to
render an interpretation on the matter.
4. The Community and Economic Development Administrator shall post proposed interpretations on the City
website for public review comment and possible appeal.
5. Approved interpretations shall follow the process of Development Regulations amendments and be amended into
Title IV annually.
H. REVIEW PROCESS FOR PROCEDURAL AND NON-SUBSTANTIVE TITLE IV AMENDMENTS:
1. Any person, including the Administrator, may make a written request to the Administrator for a procedural or
non-substantive Title IV amendment.
2. The Administrator shall approve or deny the request based on Department need.
3. Approved amendments shall be posted on the City website for public review comment and possible appeal.
Approved amendments shall then follow the process of substantive development regulations amendments and be
amended into Title IV annually. (Ord. 4975, 7-1-2002; Ord. 5450, 3-2-2009; Ord. 5516, 12-14-2009; Ord. 5676,
12-3-2012; Ord. 5887, 9-17-2018)
4-9-030 CONDITIONAL USE PERMITS:
A. PURPOSE:
The purpose of this Section is to set forth procedures and criteria for reviewing Conditional Use Permit applications.
Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be
appropriate within a zoning district, but may be permitted subject to conditions and mitigation measures that protect
public health, safety and welfare and ensure compatibility with other uses in the district. (Ord. 5965, 3 -2-2020)
B. APPLICABILITY:
Except for Shoreline Conditional Uses per RMC 4 -9-190, Shoreline Permits, the provisions of this Section shall
apply to all Conditional Use Permit applications. No existing building or structure shall be converted to a
conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this
Section. (Ord. 5965, 3-2-2020)
C. REVIEW AUTHORITY:
1. General: RMC 4-2-050C explains how to interpret the Zoning Use Tables. Uses identified with an “AD”
(Conditional Use – Administrative) in RMC 4-2-060, Zoning Use Table, shall be reviewed administratively by the
Community and Economic Development Administrator while uses identified with an “H” (Conditional Use –
Hearing Examiner) shall require a public hearing and review by the Hearing Examiner.
2. Exception when Significant Concerns Remain: In cases where the Administrator and/or the Environmental
Review Committee determines that there are significant unresolved concerns raised by a proposal that would
otherwise be reviewed administratively, the Administrator and/or the Environmental Review Committee may issue a
determination that a public hearing and Hearing Examiner review is required. Such determination may be appealed
to the Hearing Examiner pursuant to RMC 4 -8-110E. (Ord. 5676, 12-3-2012; Ord. 5965, 3-2-2020)
D. DECISION CRITERIA:
Except for wireless communication facilities and increases to maximum height and/or density, the Administrator or
the Hearing Examiner shall consider, as applicable, the following factors for applications: (Ord. 5675, 12 -3-2012)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 765/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals,
objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs,
maps or ordinances of the City of Renton.
2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular
use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the
proposed use.
3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue
adverse effects on adjacent property.
4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood.
5. Parking: Adequate parking is, or will be made, available.
6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on
the surrounding area.
7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and
mitigated.
8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas.
Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the
proposed use.
9. Specific Requirements for Kennels and Pet Day Cares: In addition to the criteria above, the following criteria
shall also be considered for kennel and pet day care applications:
a. History: Past history of animal control complaints relating to the applicant’s dogs and cats at the address for
which the kennel and/or pet day care is located or to be located. Conditional Use Permits shall not be issued for
kennels or pet day cares to applicants who have previously had such permits revoked or renewal refused, for a
period of one year after the date of revocation or refusal to renew.
b. Standards for Keeping Animals: The applicant or facility owner shall comply with the requirements of
RMC 4-4-010, Animal Keeping and Beekeeping Standards. (Ord. 5837, 6 -12-2017)
10. Specific Requirements for Secure Community Transition Facilities (SCTF), Crisis Diversion Facilities
(CDF) and Crisis Diversion Interim Service Facilities (CDIS): In addition to the criteria in subsections D1
through D8 of this Section, the following criteria shall be considered for secure community transition facilities,
crisis diversion facilities, and interim service facilities:
a. Whether alternative locations were reviewed and consideration was given to sites that are farthest removed
from any risk potential activity;
b. Whether adequate buffering is provided from abutting and adjacent uses;
c. Whether adequate security is demonstrated by the applicant;
d. Whether public input was provided during the site selection process; and
e. For SCTF there is no resulting concentration of residential facility beds operated by the Department of
Corrections or the Mental Health Division of the Department of Social and Health Services, the number of
registered sex offenders classified as Level II or Level III, and the number of sex offenders registered as
homeless in a particular neighborhood, community, jurisdiction or region.
11. Specific Requirements for Live-Work Units: In addition to the criteria in subsections D1 through D8 of this
Section and the development standards of the zone where the unit(s) is proposed, the following criteria shall be
considered:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 766/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Each unit shall:
i. Not exceed a maximum of one thousand (1,000) square feet of nonresidential space for commercial
activity;
ii. Include all nonresidential space, to the maximum allowed, constructed to commercial building
standards;
iii. Provide an internal connection between the residential and nonresidential space within each unit; and
iv. Provide a street presence and pedestrian-oriented facade for the nonresidential space.
b. Only the following uses are allowed within the nonresidential space of a unit:
i. Eating and drinking establishments;
ii. On-site services; and
iii. Retail sales.
c. Within the Residential-14 (R-14) Zone, live-work units shall only be allowed along primary, minor, and
collector arterials.
d. Within the Commercial Arterial (CA) Zone, live-work units shall only be allowed at a distance of one
hundred fifty feet (150') or greater from an arterial. (Ord. 5841, 6 -12-2017; Ord. 5965, 3-2-2020)
E. DECISION CRITERIA – WIRELESS COMMUNICATION FACILITIES:
1. Decision Criteria: In lieu of the criteria in subsection D of this Section, Decision Criteria, the following criteria
in subsections E1a through i of this Section shall be considered in determining whether to issue a conditional use
permit for a wireless communication facility (WCF) except a small cell facility; however, the Administrator may
waive or reduce the burden on the applicant of one or more of these criteria if the Administrator concludes that the
goals of RMC 4-4-140, Wireless Communication Facilities, are better served by the applicant’s proposal. In lieu of
the criteria in subsection D of this Section, Decision Criteria, the following criteria in subsections E1a through d and
f of this section shall be considered in determining whether to issue an administrative conditional use permit for a
small cell facility; however, the Administrator may waive or reduce the burden on the applicant of one or more of
these criteria if the Administrator concludes that the goals of RMC 4 -4-140, Wireless Communication Facilities, are
better served by the applicant’s proposal:
a. Height and Design: The height of the proposed tower and/or antenna as well as incorporation of design
characteristics that have the effect of reducing or eliminating visual obtrusiveness.
b. Proximity to Surrounding Uses: The nature of uses on adjacent and nearby properties and the proximity of
the tower and/or antenna to residential structures and residential district boundaries.
c. Nature of Surrounding Uses: The nature of uses on adjacent and nearby properties. The proposed use at the
proposed location shall not result in substantial or undue adverse effects on adjacent property.
d. Topography and Vegetation: The surrounding topography and tree canopy coverage.
e. Ingress/Egress: The proposed ingress and egress.
f. Impacts: The potential noise, light, glare, and visual impacts.
g. Collocation Feasibility: The availability of suitable existing towers and other structures to accommodate the
proposal.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 767/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
h. Consistency with Plans and Regulations: The compatibility with the general purpose, goals, objectives and
standards of the Comprehensive Plan, this Title, and any other City plan, program, map or ordinance.
i. Landscaping: Additional landscaping may be required to buffer adjacent properties from potentially adverse
effects of the proposed use. (Ord. 5675, 12 -3-2012)
2. Revisions to Conditional Use Permits for Wireless Communication Facilities: In lieu of the criteria in RMC
4-9-030G, Major and Minor Revisions, the following criteria shall be considered in determining whether a proposed
alteration to a wireless communication facility, including a small cell facility, constitutes a major or minor revision
to a previously approved conditional use permit:
a. Major Revision: A proposed major alteration to an existing WCF tower, as defined by RMC 4-4-140E,
Alteration of Existing Tower, shall be deemed a major revision. Major revisions to an approved Conditional
Use Permit shall require a new application. For major revisions that, due to extraordinary circumstances, would
result in a highly unreasonable and unconscionable burden on the applicant or permit holder, if the applicant or
permit holder were required to go through a new application process, the Administrator may permit the major
revision to be treated as a minor revision.
b. Minor Revision: A proposed minor alteration to an existing WCF tower, as defined by RMC 4 -4-140E,
Alteration of Existing Tower, shall be deemed a minor revision. Minor revisions may be permitted by an
administrative determination. (Ord. 5746, 1-12-2015; Ord. 5876, 1-22-2018; Ord. 5965, 3-2-2020)
F. DECISION CRITERIA – HEIGHT INCREASES:
In lieu of the criteria in subsection D of this Section, Decision Criteria, the following criteria in subsections F1
through 5 of this Section shall be considered in determining whether to issue a conditional use permit to exceed the
maximum height allowed when indicated as an option in the development standards for the particular zone:
1. Comprehensive Plan: The proposed height increase shall be compatible with the general purpose, goals,
objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or
regulation of the City.
2. Effect on Abutting and Adjacent Properties: Building heights shall not result in substantial or undue adverse
effects on adjacent and abutting property. When a building in excess of the maximum height is proposed adjacent to
or abutting a lot with a maximum height less than the subject property, increased setbacks and/or step -backs may be
appropriate to reduce adverse effects on adjacent or abutting property.
3. Bulk and Scale: Upper floor step-backs, varied tower heights with separation, and/or other architectural methods
shall be integrated into the design to provide a human -scaled building edge along the street with access to sky views.
Bulk reduction methods such as varied building geometry, variety in materials, texture, pattern or color, architectural
rooftop elements, and/or other techniques shall be provided.
4. Light and Glare: Building(s) shall be designed so that light and glare impacts upon streets, public facilities, and
public open spaces are minimized.
5. Shade and Shadow: Building(s) shall be designed so that shade and shadow impacts on adjacent
shadow-sensitive uses (e.g., residential, outdoor restaurants, open spaces, and pedestrian areas) are minimized. (Ord.
5965, 3-2-2020)
G. DECISION CRITERIA – DENSITY INCREASES:
In lieu of the criteria in subsection D of this Section, Decision Criteria, the following criteria in subsections G1
through 5 of this Section shall be considered in determining whether to issue a conditional use permit to exceed the
maximum net residential density allowed when indicated as an option in the development standards for the
particular zone:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 768/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Comprehensive Plan: The proposed density increase shall be compatible with the general purpose, goals,
objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or
regulation of the City.
2. Location: The surrounding street network contains sufficient capacity to accommodate pedestrian and vehicle
traffic. Public transit shall be accessible to residents.
3. Diverse Unit Mix: The development shall not be limited to studio and/or one -bedroom units and shall provide a
mix of bedroom counts to accommodate families with more than two (2) members.
4. Light and Air: Units shall provide adequate access to light and air. Units shall abut the building’s exterior walls
and contain windows.
5. Parking: The development shall provide adequate parking for residents and guests. (Ord. 5965, 3 -2-2020)
H. DECISION CRITERIA – ACCESSORY DWELLING UNIT (ADU) OWNER OCCUPANCY EXEMPTION:
In addition to the criteria in subsection D of this Section, Decision Criteria, the following criteria in subsections H1
through H5 of this Section apply to an ADU application seeking an exemption from owner occupancy requirements:
1. New Construction: As a condition of approval, both the primary dwelling and ADU must be new construction.
Building permit review for the primary dwelling and ADU shall be submitted simultaneously.
2. Maintenance Bond: As a condition of approval, the person or persons holding title to the property shall execute a
maintenance bond to ensure the property owner remains responsible for continued maintenance of dwellings, on -site
landscaping, and other site maintenance as determined by the Administrator.
3. Quantity: There shall be a minimum of two (2) lots each with a primary structure and an ADU. The two lots shall
be abutting unless otherwise approved as part of a plat application.
4. Affordability: Fifty percent (50%) of the total units shall be designated as and remain affordable at sixty percent
(60%) of the area median income (AMI).
The property owner/applicant shall demonstrate experience and/or ability to provide affordable housing and identify
a third-party entity who will document compliance with the affordable housing requirements for annual reporting.
Within thirty (30) days after the first anniversary of the issuance the Certificate of Occupancy and each year
thereafter for thirty (30) years, the applicant/owner shall file an annual report with the Administrator. The report
shall contain such information as the Administrator may deem necessary or useful, and shall at a minimum include
the following information:
a. A certification that the project has been in compliance with the affordable housing requirements since the
City issued the project’s certificate of occupancy and that the project continues to be in compliance with the
contract entered into with the City per subsection H5 and with the requirements of this subsection;
b. The number of dwellings sold during the twelve (12) months ending with the anniversary date;
c. The total sale amount of each affordable housing unit for households at or below sixty percent (60%) of the
area median income sold during the twelve (12) months ending with the anniversary date, as applicable;
d. The income of each purchaser (at the time of purchase) of an affordable housing unit for households at or
below sixty (60%) percent of median income during the twelve (12) months ending with the anniversary date,
as applicable; and
e. Documentation that a third-party entity has monitored the project’s compliance with the non-owner
occupancy exemption, including but not limited to the affordable housing requirements.
5. Contract: If the conditional use permit is approved, the applicant/owner shall enter a contract with the City,
approved by the Administrator, regarding the terms and conditions of this project under this subsection H. The
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 769/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
contract shall be executed and recorded against the subject real property at the applicant/owner’s expense before the
issuance of the certificate of occupancy. If the applicant/owner fails to timely execute and record the contract the
CUP shall be revoked and onsite owner occupancy shall be required. (Ord. 5960, 12 -9-2019; Ord. 5965, 3-2-2020)
I. DECISION CRITERIA – ACCESSORY DWELLING UNIT (ADU) AND NON-RESIDENTIAL USES:
In addition to the criteria in subsection D of this Section, Decision Criteria, the following criteria in subsections I1
through I2 of this Section apply to the use of ADUs when accessory to a principal building actively operated with a
nonresidential use by a religious institution or social service organization.
If the property owner is unable or unwilling to fulfill the requirements below, or if a change of use is proposed that
would result in nonconformity, then the owner will remove those features of the accessory dwelling unit that make it
a dwelling unit; as determined by the Administrator.
1. Affordability: ADUs must be reserved for income-restricted affordable housing, as defined by RMC 4-11-010,
Definitions A. The affordable housing development must be used exclusively for affordable housing purposes for at
least fifty (50) years or the life of the development.
2. Notice(s) on Property Title: The applicant/property owner shall be required to record the following notices on
the property title:
a. Summary detailing the terms of the affordability requirement, as directed by the Administrator.
b. Compliance with all applicable fair housing regulations and antidiscrimination laws, including but not
limited to the federal Fair Housing Act and Washington State Human Rights Commission regulations, and
tenant protection ordinances shall be followed. (Ord. 6046, 12-13-2021)
J. PROCEDURES:
1. General: Applications shall be reviewed in accordance with chapter 4 -8 RMC, Permits – General and Appeals.
2. Pre-application Conference: Applicants are encouraged to consult early and informally with representatives of
the Planning Division and other affected departments.
3. Submittal Requirements and Application Fees: Submittal requirements shall be as listed in RMC 4-8-120C,
Land Use Permit Submittal Requirements, as it exists or may be amended.
4. Public Notice and Comment Period Required: Whenever a complete application is received, the Planning
Division shall be responsible for providing public notice of the pending application, pursuant to RMC 4 -8-090,
Public Notice Requirements, as it exists or may be amended.
5. Determining Necessity for Public Hearing: Upon receipt of the final departmental comments and after the close
of the public comment period, the Administrator and/or the Environmental Review Committee shall determine the
necessity for a public hearing pursuant to subsection C2 of this Section. (Ord. 5676, 12 -3-2012)
6. Administrative Approvals: For projects not requiring a public hearing, the Administrator shall take action on the
proposed Conditional Use Permit in accordance with the procedures in RMC 4 -8-100, as it exists or may be
amended. (Ord. 5676, 12-3-2012)
7. Hearing Process and Examiner Authority: For projects requiring a public hearing, the Hearing Examiner shall
take action in accordance with the procedures in RMC 4-8-100, Application and Decision – General, as it exists or
may be amended.
8. Decision and Conditions: The Administrator may grant a Conditional Use Permit, with or without conditions, or
deny the requested Conditional Use Permit. The Administrator or Hearing Examiner shall have authority to grant the
Conditional Use Permit upon making a determination, in writing, that the use is consistent with the applicable
decision criteria in this Section. The Administrator or Hearing Examiner may require additional setbacks, fencing,
screening, soundproofing, public improvements or any other appropriate measures necessary to ensure compatibility
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 770/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
with the surrounding neighborhood, and may specify the term and duration of the Conditional Use Permit.
Conditions imposed by the Administrator or Hearing Examiner shall reasonably assure that nuisance or hazard to
life or property will not develop. (Ord. 5867, 12-11-2017)
9. Timeline to Apply for Associated Permits: Building permits, licenses or land use permits required for the
operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit
approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A single two (2) year
extension may be granted for good cause by the Administrator. (Ord. 5675, 12 -3-2012; Ord. 5867, 12-11-2017; Ord.
5876, 1-22-2018; Ord. 5965, 3-2-2020; Ord. 6046, 12-13-2021)
K. MAJOR AND MINOR REVISIONS:
1. Major Revisions: Major revisions to an approved Conditional Use Permit shall require a new application. For
major revisions that due to extraordinary circumstances would result in a highly unreasonable and unconscionable
burden on the applicant or permit holder, if the applicant or permit holder was required to go through a new
application process, the Administrator may permit the major revision to be treated as a minor revision. (Ord. 5676,
12-3-2012)
2. Minor Revisions: Minor revisions may be permitted by an administrative determination if the revision does not:
a. Involve more than a ten percent (10%) increase in area or intensity of the use; or
b. Result in any significant environmental impact not adequately reviewed or mitigated by previous documents;
or
c. Expand onto property not included in original proposal. (Ord. 5644, 12 -12-2011; Ord. 5876, 1-22-2018; Ord.
5965, 3-2-2020; Ord. 6046, 12-13-2021)
4-9-040 CONDOMINIUM CONVERSIONS:
A. PURPOSE: (Reserved)
B. AUTHORITY:
The Administrator is charged with the administration and enforcement of this Section and is authorized and directed
to adopt, promulgate, amend, and rescind administrative rules consistent with the provisions of this Section and
necessary to carry out the duties of the Administrator hereunder. Provide language to be incorporated into
condominium conversion proposals, including but not limited to: declaration of covenants conditions and
restrictions (CC&Rs), articles of incorporation, and homeowners’ association bylaws, prior to recording with King
County. (Ord. 3366, 10-15-1979, eff. 10-24-1979)
C. APPLICABILITY TO CONVERSION OF RENTAL UNITS TO CONDOMINIUMS AND COOPERATIVES:
This Section shall apply to the conversion and sale of attached dwelling units that have not yet been converted to
condominium or cooperative units, and to those dwelling units in converted buildings that are not subject to a
binding purchase commitment.
D. APPLICABILITY TO TENANTS OCCUPYING RENTAL UNITS:
This Section shall apply to tenants and subtenants who occupy rental units in attached dwellings that are proposed to
be converted into condominium units at the time the notices, offers, and disclosures provided by this Section are
required to be delivered. This Section shall not apply to tenants who take possession of a unit vacated by a tenant
who has received the notices and other benefits provided by this Section; provided, that developers shall disclose in
writing to all tenants who take possession after service of the notice required by subsection E of this Section, that the
unit has been sold or will be offered for sale as a condominium or cooperative. This disclosure shall be made prior to
the execution of any written rental agreement or prior to the tenant’s taking possession, whichever occurs earlier. A
developer’s failure to disclose, within the time specified above, that the unit has been sold or offered for sale shall
entitle the tenant to all the protections and benefits of this Section.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 771/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
E. TENANT PROTECTIONS:
1. Notice to Tenants of Filing of Conversion Declaration: Within seven (7) days of the filing of a condominium
conversion declaration as provided by the Horizontal Property Regimes Act (chapter 64.32 RCW) the developer
shall: (Ord. 3366, 10-15-1979)
a. Send to each tenant in the converted building, by registered or certified mail, return receipt requested, written
notice of the filing. A tenant’s refusal to accept delivery shall be deemed adequate service.
b. File notice of the filing of such declaration with the City Clerk, giving the date of filing, file or recording
number, office where filed, location and address of the structure and number of dwelling units contained within
the structure, and the name, address and phone numbers of the owner(s), managers and persons responsible for
the management of the structure.
2. Notice to All Tenants Prior to Offering Any Unit for Sale to the Public as a Condominium or Cooperative
Unit: At least one hundred twenty (120) days prior to offering any rental unit or units for sale to the public as a
condominium unit or cooperative unit, the developer shall deliver to each tenant in the building written notice of his
intention to sell the unit or units. The notice shall specify the individual units to be sold and the sale price of each
unit. This notice shall be in addition to and not in lieu of the notices required for eviction by chapters 59.12 and
59.18 RCW, and shall be delivered as provided in subsection E1a of this Section. With the notice the developer shall
also deliver to the tenant a statement, in a format to be provided by the Administrator, of the tenant’s rights under
this Section.
3. Purchase Rights of Tenant in Possession: With the notice provided in this subsection, the developer shall
deliver to each tenant whose unit is to be offered for sale a firm offer of sale of the unit that the tenant occupies. In
the event that more than one tenant occupies a single unit, the developer shall deliver the offer to all tenants jointly
or separately. For one hundred twenty (120) days from the date of delivery of the offer the tenant shall have the
exclusive right to purchase his or her unit on the terms offered.
4. Subtenant’s Purchase Rights: Should a tenant reject an offer of sale, the subtenant in possession at the time the
notice provided in this subsection is delivered shall be offered the unit on the same terms as those offered the tenant.
For thirty (30) days following that offer or until the expiration of the tenant’s one hundred twenty (120) day option
period as provided in this subsection, whichever occurs later, the subtenant shall have the exclusive right to purchase
the unit on the terms offered to the tenant.
5. Rights of Tenants in Converted Buildings to Purchase Other Units in the Buildings: Should both the tenant
and subtenant reject the offer of sale or fail to notify of the acceptance of the offer within the time periods set forth
in subsections E3 and E4 of this Section or vacate, the unit shall be made available for purchase to other tenants and
subtenants in the building. The right to purchase another unit in the building by tenants and subtenants shall extend
to the end of the one hundred twenty (120) day notice period provided the tenant is in possession of that unit under
subsection E3 of this Section. Whenever all tenants and subtenants in a building have indicated in writing their
intention not to purchase a unit or the one hundred twenty (120) day notice period has expired and that unit is or
becomes vacant then the developer may offer for sale and sell the unit to the public.
6. No Subsequent Sale on Better Terms: For a period of one year following the date of the offers provided in
subsections E3, E4 and E5 of this Section, no offer shall be extended by the developer on terms more favorable in
any respect than the offer previously extended to the tenant and/or subtenant unless the more favorable offer is first
extended to the tenant and/or subtenant as required by subsections E3, E4 and E5 for a period of not less than thirty
(30) days.
7. Evictions Only for Good Cause During Notice Period: No condominium or cooperative unit shall be sold or
offered for public sale if, in the one hundred twenty (120) day period immediately preceding the sale or offer for
public sale, any tenant has been evicted without good cause. For the purposes of this Section “good cause” shall
mean:
a. Failure to pay rent after service of a three (3) day notice to pay rent or vacate as provided in RCW
59.12.030(3);
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 772/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Failure to comply with a term or terms of the tenancy after service of a ten (10) day notice to comply or
vacate as provided in RCW 59.12.030(4); and
c. The commission or permission of a waste or the maintenance of a nuisance on the premises and failure to
vacate after service of a three (3) day notice as provided in RCW 59.12.030(5).
8. Tenant’s Right to Vacate: Tenants who receive one hundred twenty (120) day notices of sale may terminate
their tenancies at any time during such period in the manner provided by RCW 59.18.200 and 59.18.220, but will
forfeit all rights to purchase a unit.
F. CONSUMER PROTECTIONS:
1. Mandatory Housing Code Inspection and Repair – Notice to Buyers and Tenants: Prior to delivery of the
one-hundred-twenty (120) day notice described in subsection E2 of this Section, developers shall, at their expense,
request an inspection of the entire building by the Building Official and Fire Marshal for compliance with applicable
building and fire codes. The inspection shall be completed within forty five (45) days of a developer’s request unless
the developer fails to provide or refuses access to Building and/or Fire personnel. The developer shall be required to
install an approved fire alarm and smoke detector system in accordance with chapter 4 -5 RMC. The installation of
the fire alarm system and all violations of the International Building Code (IBC) revealed by the inspection must be
completed and corrected at least seven (7) days prior to the closing of the sale of the first unit or by the compliance
date on the inspection report, whichever is sooner. A follow-up inspection for compliance shall be completed within
seven (7) days of the developer’s request. A copy of the building inspection report and certification of repairs shall
be provided by the developer to each prospective purchaser at least three (3) days before the signing of an earnest
money agreement or other binding purchase commitment. Copies of the inspection report shall be delivered to
tenants in the converted building by the developer with the notice of sale as provided in subsection E2 of this
Section. An inspection fee as stipulated in the City of Renton Fee Schedule shall be paid by the developer whenever
an inspection is requested as required herein.
2. Certification of Repairs: For the protection of the general public, the Building Official shall inspect the repairs
of defective conditions identified in the inspection report and certify that the violations have been corrected. The
certification shall state that only those defects discovered by the International Building Code inspection and listed on
the inspection report have been corrected and that the certification does not guarantee that all Code violations have
been corrected. Prior to the acceptance of any offer, the developer shall deliver a copy of the certificate to the
purchaser. No developer, however, shall use the Building Official’s certification in any advertising for the purpose
of inducing a person to purchase a condominium or cooperative unit.
3. Disclosure Requirements: In addition to the disclosures required by previous sections, the developer shall make
available at a place on the premises convenient to the tenants during normal working hours the following
information to prospective purchasers at least three (3) days before any purchase commitment is signed, or, in the
case of existing tenants, with the one hundred twenty (120) day notice provided in subsection E2 of this Section:
a. Copies of all documents filed with any governmental agency pursuant to the Horizontal Property Regimes
Act (chapter 64.32 RCW); and
b. An itemization of the specific repairs and improvements made to the entire building during the six (6)
months immediately preceding the offer for sale; and
c. An itemization of the repairs and improvements to be completed before close of sale; and
d. A statement of the services and expenses which are being paid for by the developer but which will in the
future be terminated, or transferred to the purchaser, or transferred to the owners’ association; and
e. An accurate estimate of the useful life of the building’s major components and mechanical systems
(foundation, exterior walls, exterior wall coverings other than paint or similar protective coating, exterior stairs,
floors and floor supports, carpeting in common areas, roof cover, chimneys, plumbing system, heating system,
water heating appliances, mechanical ventilation system, and elevator equipment) and an estimate of the cost of
repairing any component whose useful life will terminate in less than five (5) years from the date of this
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 773/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
disclosure. For each system and component whose expected life cannot be accurately estimated, the developer
shall provide a detailed description of its present condition and an explanation of why no estimate is possible.
In addition, the developer shall provide an itemized statement in budget form of the monthly costs of owning
the unit that the purchaser intends to buy. The itemization shall include but shall not be limited to:
i. Payments on purchase load;
ii. Taxes;
iii. Insurance;
iv. Utilities (which shall be listed individually);
v. Homeowner’s assessments;
vi. The projected monthly assessment needed for replacing building components and systems whose life
expectancy is less than five (5) years; and
vii. A statement of the budget assumptions concerning occupancy and inflation factors.
4. Warranty of Repairs – Set Aside for Repairs: Each developer shall warrant for one year from the date of
completion all improvements and repairs disclosed pursuant to subsection E3 of this Section.
5. Unlawful Representations: It shall be unlawful for any developer, agent or person to make or cause to be made
in any disclosure or other document required by this Section any statement or representation that is knowingly false
or misleading. It shall also be unlawful for any developer, agent or other person to make, or cause to be made, to any
prospective purchaser, including a tenant, any oral representation which differs from the statements made in the
disclosures and other documents required to be provided tenants and purchasers by this Section.
6. Purchaser’s Right to Rescind: Any purchaser who does not receive the notices, disclosures and documents
required by this Section may, at any time prior to closing of the sale, rescind, in writing, any binding purchase
agreement without any liability on the purchaser’s part and the purchaser shall thereupon be entitled to the return of
any deposits made on account of this agreement.
7. Delivery of Notice and Other Documents: Unless otherwise provided, all notices, contracts, disclosures,
documents and other writings required by this Section shall be delivered by registered or certified mail, return
receipt requested. The refusal of registered or certified mail by the addressee shall be considered adequate delivery.
All documents shall be delivered to tenants at the address specified on the lease or rental agreement between the
tenant and the developer or landlord. If there is no written lease or rental agreement then documents shall be
delivered to the tenants’ address at the converted building or the last known address of the tenant, if other than the
address at the converted building. In any sublet unit all documents shall be delivered to the tenant at his current
address, if known, and to the subtenant in possession. If the tenant’s current address is unknown, then two (2) copies
of all documents shall be delivered to the subtenant, one addressed to the tenant and the other addressed to the
subtenant. Delivery of the one hundred twenty (120) day notice of intention to sell required by subsection E2 of this
Section, the developer’s offer to sell, and all disclosure documents shall be delivered to the tenants in a converted
building at a meeting between the developer and the tenants. The meeting shall be arranged by the developer at a
time and place convenient to the tenants. At the meeting the developer shall discuss with the tenants the effect that
the conversion will have upon the tenants. Should any tenant refuse to acknowledge acceptance of the notice, offer
and disclosures, the developer shall deliver the documents in the manner prescribed in this subsection.
8. Acceptance of Offers: Acceptance by tenants or other beneficiaries of offers provided pursuant to this Section
shall be in writing and delivered to the developer by registered or certified mail, return receipt requested,
postmarked on or before the expiration date of the offer.
G. COMPLAINTS:
Any person subjected to any unlawful practice as set forth in this Section may file a complaint in writing with the
Department. The Development Services Division is hereby authorized and directed to receive complaints and
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 774/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
conduct such investigations as are deemed necessary. Whenever it is determined that there has been a violation of
this Section, the Development Services Division is authorized to send written notice of said violation to the person
responsible for the violation. If, within ten (10) days of said notice, the responsible person makes written request for
reconciliation, the applicable department director is authorized to attempt to conciliate the matter by conference or
otherwise and secure a written conciliation agreement.
H. (Reserved)
(Ord. 3366, 10-15-1979)
I. VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Section are misdemeanors subject to RMC 1 -3-1. (Ord. 4351,
5-4-1992; Ord. 5159, 10-17-2005; Ord. 6097, 12-5-2022)
4-9-050 (Deleted by Ord. 5549, 8-9-2010)
4-9-060 DEFERRAL OF IMPROVEMENT INSTALLATION PROCEDURES:
A. PURPOSE: (Reserved)
B. TEMPORARY (NINETY (90) DAY) OCCUPANCY PERMITS IN ADVANCE OF IMPROVEMENT
INSTALLATION – BUILDING OFFICIAL DEFERRAL OF OFF- AND ON-SITE IMPROVEMENTS FOR
OTHER THAN PLATS:
1. Applicability: A temporary occupancy permit may be granted by the Building Official, when the required
improvements have not been deferred or installed and in the opinion of the Building Official are not necessary for
life, safety or health, or structural integrity of the buildings on the site, and the improvements are to be installed and
completed within ninety (90) days from the date of issuance of temporary occupancy permit. (Ord. 4348, 5 -4-1992)
2. Decision Criteria: (Reserved)
3. Security Required: In all such cases, a certified or cashier’s check, letter of credit, set aside letter, or other
acceptable security must be posted to the extent of one hundred fifty percent (150%) of the estimated cost of the
improvements not installed and accepted. The amount of said security shall be provided by an estimate of the
applicant together with supporting data from a reputable contractor or subcontractor and based upon full engineering
plans. Such estimates shall be approved by the Building Official of the City; however, should the amount of the
estimate be unacceptable to the City, the applicant shall be required to provide further estimates acceptable to the
City. No temporary occupancy permit shall be granted until the security amount has been established following
acceptable estimates.
4. Expiration: Said temporary occupancy permit shall be good for a period of not more than ninety (90) days. After
improvements have been installed and approved by the City the security herein shall be released and the applicant
may make application for a permanent occupancy permit.
5. Extension of Temporary Occupancy Permit Up to One Hundred Eighty (180) Days: Should extenuating
circumstances or circumstances beyond the control of the applicant prevent the installation of such on -site or off-site
improvements, the Building Official may extend the temporary occupancy permit to a total maximum of one
hundred eighty (180) days. (Ord. 4348, 5-4-1992)
C. COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATOR’S DEFERRAL OF SUBDIVISION
IMPROVEMENTS OR DEFERRAL OF OTHER ON- AND OFF-SITE IMPROVEMENTS BEYOND
TEMPORARY OCCUPANCY PERMIT: (Ord. 5450, 3-2-2009; Ord. 5792, 4-25-2016)
1. Applicability: If a developer wishes to defer certain improvements listed in this Title until after obtaining a
certificate of occupancy for any structures, or in the case of plats, final plat approval, the written application shall be
made to the Administrator stating the reasons why such delay is necessary. (Ord. 4521, 6 -5-1995; Ord. 5450,
3-2-2009)
2. Decision Criteria: (Reserved)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 775/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Security Required: Upon approval by the Administrator for such deferment, for good cause shown by the
applicant, the applicant shall thereupon furnish security to the City in an amount equal to one hundred fifty percent
(150%) of the estimated cost of the installation and required improvements. The decision of the Administrator as to
the amount of such security shall be conclusive. (Ord. 4521, 6-5-1995; Ord. 5450, 3-2-2009)
4. Plans for Improvements Required: Should the Administrator grant the deferral of part or all of the necessary
on-site improvements, then full and complete engineering drawings of the on -site improvements shall be submitted
as a condition precedent to the granting of any deferral. (Ord. 3988, 4-28-1986; Ord. 5450, 3-2-2009)
5. Waiver of Requirement for Plans: The Administrator may waive requirement of construction plans for short
plat improvement deferrals.
6. Expiration: Such security shall list the exact work that shall be performed by the applicant and shall specify that
all of the deferred improvements shall be completed within the time specified by the Administrator, and if no time is
so specified, then not later than one year. For plats, if no time is established, then not later than one year after
approval of the final plat or one year after recording of the short subdivision. The security shall be held by the
Finance Department. (Ord. 4521, 6-5-1995; Ord. 5450, 3-2-2009; Ord. 5868, 12-11-2017)
7. Extension of Time Limit: The Administrator shall annually review the deferred improvements and the amount of
the security. Should the Administrator determine that any improvement need not be installed immediately, then the
Administrator may extend the deferral for an additional period of time up to an additional year. Any improvement
deferred for five (5) years shall be required to be installed or shall be waived by the Administrator pursuant to RMC
4-9-250C, Waiver Procedures, unless the Administrator determines that it is more likely than not that the
improvements would be installed within an additional five (5) year period of time, in which case the Administrator
may continue to defer the improvements year to year subject to the other conditions contained in this Section.
Should any improvement be initiated before the lapse of a deferral, and the work is diligently pursued, then the
Administrator may extend the deferral period for a term equivalent to the time necessary to complete construction,
but subject, however, to continuation of the security. At the same time as the granting of any additional deferral, the
security for such deferral shall be reviewed and increased or decreased as the Administrator shall deem necessary,
but shall remain in an amount equal to a minimum of one hundred fifty percent (150%) of the estimated cost of the
installation of the deferred improvement. (Ord. 3988, 4 -28-1986; Ord. 5450, 3-2-2009)
8. Acceptable Security: Security acceptable under this Section may be cash, letter of credit, set aside letter;
provided, that the funds cannot be withdrawn, spent, or committed to any third party, or savings account assigned to
the City and blocked as to withdrawal by the secured party without the City’s approval. Only if these security
devices are unavailable to the applicant, or the applicant can show hardship, will the City accept a performance
bond. Any security device must be payable to the City upon demand by the City and not conditioned upon approval
or other process involving the applicant. Security must be unequivocally committed to the project being secured, and
cannot be available for any other purpose. Any security that, according to its terms, lapses upon a date certain, will
cause the deferral to lapse on that same date unless additional adequate substitute security has been posted prior to
the termination date of the prior security. Each security document posted with the City must be approved by the City
Attorney, whose decision as to the acceptability of the security shall be conclusive. (Ord. 4521, 6 -5-1995)
9. Fee in Lieu of Required Street Improvements:
a. General: The provisions of this Section establish under what circumstances the requirements of this Chapter
may be satisfied with payment of a fee in lieu of required street improvements.
b. Authority To Grant and Duration:
i. Application: If the proposed development of the subject property is an infill single family residential
building permit or requires approval through a short plat approval described in the subdivision ordinance,
a request for payment of a fee in lieu of street improvements may be considered under the provisions of
this Section.
ii. Duration: If granted under an infill single family residential building permit or short plat review
process, the authorization to pay a fee in lieu of street improvements is binding on the City for all
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 776/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
development permits issued for that approval under the building code within five (5) years of the granting
of the request for payment of a fee in lieu of street improvements. (Ord. 5798, 4 -25-2016)
c. Standards: The City will not accept the applicant’s proposed payment of a fee in lieu of street improvements
if the Administrator determines that it is in the City’s interest that the street improvements be installed abutting
the subject property, taking into account such factors as the pedestrian safety impacts that result from the
development. The City may accept payment of a fee in lieu instead of requiring installation of street
improvements in the following circumstances:
i. There are no similar improvements in the vicinity and there is no likelihood that the improvements will
be needed or required in the next five (5) years; or
ii. Installation of the required improvement would require substantial off -site roadway modifications; or
iii. The Administrator determines that installation of the required improvement would result in a safety
hazard; or (Ord. 5450, 3-2-2009)
iv. Other unusual circumstances preclude the construction of the improvements as required.
d. Amount of Payment of Fee: In each instance where the City approves a proposed fee-in-lieu under the
provisions of this Section, the amount of the fee-in-lieu is listed in the City of Renton Fee Schedule. Additional
fee amounts will be determined on a case-by-case basis for other significant street elements, such as catch
basins and curb ramps. (Ord. 5450, 3 -2-2009; Ord. 5749, 1-12-2015; Ord. 5792, 4-25-2016)
e. Use of Funds: In each instance where the City accepts payment of a fee in lieu of installing a street
improvement under the provisions of this Section, the City shall deposit those funds into a reserve account and
expend the funds collected within ten (10) years of the date collected to fund other pedestrian safety
improvements in reasonable proximity to where they were collected. Funds shall be collected and expended by
grouped community plan areas as follows: West Hill, City Center, Cedar River; Talbot, Benson, Fairwood;
Kennydale, Highlands, East Plateau; and Valley. (Ord. 5792, 4 -25-2016)
f. No Further Obligation: In each instance where the City accepts payment of a fee in lieu of installing street
improvements, the subject property will not be subject to participation in future street improvement costs
(along the property frontage) unless redevelopment occurs that will generate more traffic trips than what was
occurring at the property at the time of the payment of the fee in lieu of installation of street improvements.
(Ord. 5170, 12-5-2005; Ord. 5792, 4-25-2016)
g. Cost Contribution Toward a City Capital Improvement Project for Properties in which Frontage
Improvements Have Been Deferred by Restrictive Covenant: Where restrictive covenants have been
recorded against a property, requiring the property owner to pay their fair share of street frontage improvements
installed as part of a City capital improvement project and the City undertakes such capital improvement
project, the owners of said properties shall pay the City an amount consistent with subsection C9d of this
Section, Amount of Payment of Fee in Lieu of Street Improvements. This assessment must be paid in full
within one year following notice from the City of such assessment, or the payment may be paid over a ten (10)
year period, with three percent (3%) per annum interest on the unpaid balance. For payment over time, the
owner shall receive a bill from the City for one-tenth (1/10) of the assessment plus interest. The first yearly
payment must be paid within one year following the initial notice from the City of the assessment. Payments
over time shall become a lien against the property. A notice of such lien specifying the charge, the period
covered by the charge, and giving the address and property identification (PID) number shall be filed with the
office of the King County Auditor. When the payment has been received by the City in full, a certificate of
payment will be recorded with King County. (Ord. 5428, 11 -17-2008)
10. (Repealed by Ord. 5170) (Ord. 4521, 6-5-1995)
11. Security Requirement Binding: The requirement of the posting of any security shall be binding on the
applicant and the applicant’s heirs, successors and assigns. (Ord. 3988, 4 -28-1986)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 777/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
12. Record of Deferral: The Administrator shall note for the Department’s record the following information: the
improvements deferred, amount of security or check deposited, time limit of security or check, name of bonding
company, and any other pertinent information. (Ord. 4521, 6-5-1995; Ord. 5450, 3-2-2009)
13. Transfer of Responsibility: Whenever security has been accepted by the Administrator, then no release of the
owner or developer upon that security shall be granted unless a new party will be obligated to perform the work as
agreed in writing to be responsible under the security, and has provided security. In the instance where security
would be provided by a condominium owners’ association or property owners’ association, then it shall be necessary
for the owners’ association to have voted to assume the obligation before the City may accept the security, and a
copy of the minutes of the owners’ association duly certified shall be filed along with the security.
14. Administrative Approval Required Prior to Transfer of Responsibility: The City shall not be required to
permit a substitution of one party for another on any security if the Administrator, after full review, feels that the
new owner does not provide sufficient security to the City that the improvements will be installed when required.
(Ord. 5450, 3-2-2009)
15. Proceeding Against Security: The City reserves the right, in addition to all other remedies available to it by
law, to proceed against such security or other payment in lieu thereof. In case of any suit or action to enforce any
provisions of this code, the developer shall pay the City all costs incidental to such litigation including reasonable
attorney’s fees. The applicant shall enter into an agreement with the City requiring payment of such attorney’s fees.
(Ord. 4521, 6-5-1995; Ord. 5156, 9-26-2005; Ord. 5676, 12-3-2012; Ord. 5907, 12-10-2018)
4-9-065 DENSITY BONUS REVIEW:
A. PURPOSE:
The purpose of this Section is to offer increased residential density for developments that construct affordable
dwelling units, assisted living facilities, or cottage housing. Density bonuses are offered to meet the intent of the
Comprehensive Plan policies, including but not limited to goals and policies of the land use element, and housing
and human services element, as well as the purpose and intent of the zoning districts. It is expected that all density
bonuses will be achieved with no variances. (Amd. Ord. 4985, 10-14-2002; Ord. 5137, 4-25-2005; Ord. 5573,
11-15-2010; Ord. 5759, 6-22-2015; Ord. 6042, 12-13-2021)
B. APPLICABILITY:
Density bonuses shall be considered when any of the following are proposed:
1. Bonus market-rate dwelling units in exchange for the construction of affordable dwelling units.
2. Assisted living facilities where the use is allowed pursuant to chapter 4 -2 RMC.
3. Cottage house developments. (Amd. Ord. 4985, 10-14-2002; Ord. 5137, 4-25-2005; Ord. 5369, 4-14-2008; Ord.
5387, 6-9-2008; Ord. 5503, 11-16-2009, eff. 11-21-2009; Ord. 5759, 6-22-2015; Ord. 6042, 12-13-2021)
C. REVIEW PROCESS:
1. Concurrent Review: Density bonus review shall occur concurrently with any other required land use permit that
establishes the permitted density and use of a site, including subdivisions, site plan review, and conditional use
permits. When the development proposal does not otherwise require a subdivision, site plan review, or conditional
use permit to establish the permitted density of a site, but includes a density bonus request, the development
proposal shall be reviewed under administrative site plan review requirements.
2. Authority: The Community and Economic Development Administrator shall determine compliance with the
density bonus process unless the required land use permit as described in subsection C1 of this Section, Concurrent
Review, requires Hearing Examiner review. (Ord. 5676, 12-3-2012)
3. Submittal Requirements and Fees: An applicant shall submit applications and fees in accordance with the
requirements for the primary development application pursuant to chapters 4 -1 and 4-8 RMC. (Amd. Ord. 4985,
10-14-2002; Ord. 5137, 4-25-2005; Ord. 5759, 6-22-2015)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 778/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
D. BONUS ALLOWANCES AND REVIEW CRITERIA:
1. Affordable Housing: At a ratio of one bonus market-rate dwelling unit for each affordable dwelling unit
constructed on site, bonus market-rate dwelling units may be granted up to the maximum bonus density allowed
pursuant to subsection D3 of this Section, Maximum Bonus Units, provided the minimum number required has been
satisfied. Affordable dwelling units shall conform to the following standards:
a. Minimum Number: All projects must construct at least two (2) affordable dwelling units. Projects that are
thirty (30) units or greater shall construct at least ten percent (10%) of the total units in the project as
affordable.
b. Duration: An agreement in a form approved by the City must be recorded with the King County Recorder’s
Office requiring affordable housing units provided under this Section remain affordable housing for fifty (50)
years or the life of the development, whichever is less. This agreement shall be a covenant running with the
land, binding on the assigns, heirs and successors of the applicant to the satisfaction of the City Attorney.
c. Affordable Housing Income Levels: Dwelling units conditioned as affordable under this Section shall
conform to the definition of “affordable housing” pursuant to RMC 4 -11-010, Definitions A.
d. Affordable Unit Conditions: Affordable housing units shall be provided in a range of sizes and with
features comparable to market-rate units. The low-income units shall be distributed throughout the
development and have substantially the same functionality as the other units in the development.
e. Annual Reporting: Within thirty (30) days after the first anniversary of issuance of the project’s Certificate
of Occupancy and each year thereafter for fifty (50) years, the applicant/owner shall file an annual report with
the Administrator. The report shall contain such information as the Administrator may deem necessary or
useful, and shall at a minimum include the following information:
i. A certification that the project has been in compliance with the affordable housing requirements of this
Section since the date the City issued the project’s Certificate of Occupancy and that the project continues
to be in compliance with the requirements of this Section;
ii. A breakdown of the number and specific housing units sold or rented during the twelve (12) months
ending with the anniversary date, as applicable, to meet the affordable housing requirements of this
Section;
iii. The total sale or rental amount of each affordable housing unit for households sold or rented during the
twelve (12) months ending with the anniversary date, as applicable;
iv. The income of each purchaser or renter (at the time of purchase or rental) of an affordable housing unit,
as applicable; and
v. Documentation that a third-party entity has monitored the project’s compliance with the affordable
housing requirements of this Section, as applicable.
2. Assisted Living Facilities: The development shall satisfy the definition of “assisted living facility” pursuant to
RMC 4-11-010, Definitions A.
3. Cottage House Developments: Bonus market-rate dwellings may be granted at a rate of two and one-half (2.5)
times the maximum density that could be achieved in a standard subdivision based on the development standards of
the underlying residential zone. The applicant shall submit a pro forma subdivision plan for the proposed property
showing the number of conventional lots that would be permitted by the underlying zone. This pro forma
subdivision plan will be used to determine the maximum number unit lots allowed, by multiplying the number of
lots in the pro forma subdivision plan by two and one-half (2.5). (Ord. 6042, 12-13-2021)
4. Maximum Bonus Units: The following table provides the maximum density that may be granted in applicable
zones for conformance with affordable housing, assisted living facility, or cottage housing provisions:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 779/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Affordable Housing
Subject Zones Maximum Density
CD, UC, CV, CO, COR, R-14,
and RMF
30% above maximum density
or density allowed via
conditional use permit
b. Assisted Living Facilities
Subject Zones Maximum Density
RMF, CV, CD, CO, COR, and
UC
50% above maximum density
R-1, R-10, and R-14 Up to 18 dwelling units per net
acre
Cottage House Developments
Cottage house developments may be granted a bonus density of
2.5 the number of lots identified in the pro forma subdivision plan
for the following zoning districts: R-4, R-6, R-8, R-10, and R-14.
(Ord. 4963, 5-13-2002; Amd. Ord. 4985, 10-14-2002; Ord. 5137, 4-25-2005; Ord. 5286, 5-14-2007; Ord. 5369,
4-14-2008; Ord. 5387, 6-9-2008; Ord. 5450, 3-2-2009; Ord. 5503, 11-16-2009, eff. 11-21-2009; Ord. 5518,
12-14-2009; Ord. 5573, 11-15-2010; Ord. 5676, 12-3-2012; Ord. 5759, 6-22-2015; Ord. 5791, 4-25-2016; Ord.
6041, 12-13-2021; Ord. 6042, 12-13-2021)
4-9-070 ENVIRONMENTAL REVIEW PROCEDURES:
A. PURPOSE:
This Chapter contains procedures that implement the requirements of the State Environmental Policy Act of 1971
(SEPA), Chapter 43.21C RCW, as amended, and the SEPA rules adopted by the State of Washington, Department
of Ecology, Chapter 197-11 WAC. It is intended that this Chapter establishes compliance with SEPA and the SEPA
rules and that compliance with the requirements of this Code shall constitute procedural and substantive compliance.
This Chapter provides for a Citywide approach and, to the fullest extent possible, the City will utilize a systematic,
interdisciplinary approach which seeks to ensure the integrated use of the natural and social sciences. The City
recognizes that each person has a fundamental and inalienable right to a healthful environment and that each person
has a responsibility to contribute to the preservation and enhancement of the environment. The policies and goals set
forth in this Section are supplementary to those set forth in existing authorizations of the State and City.
B. AUTHORITY:
The City of Renton adopts this Section under the State Environmental Policy Act (SEPA), RCW 43.21C.120, and
the SEPA rules, WAC 197-11-904. The City of Renton possesses the authority to deny or condition actions in order
to mitigate or prevent probable significant adverse environmental impacts. This authority applies to all City
activities including actions as defined in this Section.
C. GENERAL STATE REQUIREMENTS:
The City of Renton adopts as its own the policies and objectives of the State Environmental Policy Act of 1971, as
amended (chapter 43.21C RCW). The City of Renton adopts the following sections of chapter 197 -11 WAC by
reference:
WAC
197-11-040 Definitions.
197-11-050 Lead agency.
197-11-055 Timing of the SEPA process.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 780/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
197-11-060 Content of environmental review.
197-11-070 Limitations on actions during SEPA process.
197-11-080 Incomplete or unavailable information.
197-11-090 Supporting documents.
197-11-100 Information required of applicants.
D. SEPA RESPONSIBLE OFFICIAL:
For those proposals for which the City is the lead agency, the responsible official shall be the Environmental Review
Committee.
1. Committee Officials: The Environmental Review Committee shall consist of four (4) officials designated by the
Mayor.
2. Committee Authority and Responsibility:
a. The Environmental Review Committee shall make the threshold determination, supervise scoping and
preparations of any required environmental impact statement (EIS), and perform any other functions assigned
to the “lead agency” or “responsible official” by applicable sections of the SEPA rules.
b. The Environmental Review Committee shall supervise compliance with the threshold determination and, if
an EIS is necessary, shall supervise preparation of the draft and final EIS.
c. The Environmental Review Committee is authorized to develop operating procedures that will ensure
responses to consultation requests are prepared in a timely fashion and include data from all appropriate
departments of the City. They may also develop further administrative and procedural guidelines for the
administration by the responsible official of the provisions of this Chapter.
d. The Environmental Review Committee, or its designee, shall be responsible for preparation of written
comments for the City in response to a consultation request prior to a threshold determination, participation in
scoping, and reviewing a draft EIS and City compliance with WAC 197 -11-550 whenever the City is a
consulted agency.
E. OTHER AUTHORITY:
1. Hydraulic Projects: For those proposals requiring a hydraulic project approval under RCW 75.55.021, the State
Department of Fish and Wildlife shall be considered an agency with jurisdiction.
2. Successor Agency: If a specific agency has been named in these rules, and the functions of that agency have
changed or been transferred to another agency, the term shall mean any successor agency.
3. National Environmental Policy Act (NEPA): The Environmental Review Committee is authorized to serve as
the responsible entity for purposes of compliance with NEPA (42 USC 4321).
F. LEAD AGENCY AUTHORITY:
The City adopts the following sections by reference:
WAC
197-11-900 Purpose of this part.
197-11-902 Agency SEPA policies.
197-11-916 Application to ongoing actions.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 781/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
197-11-920 Agencies with environmental expertise.
197-11-922 Lead agency rules.
197-11-924 Determining the lead agency.
197-11-926 Lead agency for governmental proposals.
197-11-928 Lead agency for public and private proposals.
197-11-930 Lead agency for private projects with one agency with jurisdiction.
197-11-932 Lead agency for private projects requiring licenses from more than one agency, when one of the
agencies is a county/city.
197-11-934 Lead agency for private projects requiring licenses from a local agency, not a county/city, and one
or more state agencies.
197-11-936 Lead agency for private projects requiring licenses from more than one state agency.
197-11-938 Lead agencies for specific proposals.
197-11-940 Transfer of lead agency status to a state agency.
197-11-942 Agreements on lead agency status.
197-11-944 Agreements on division of lead agency duties.
197-11-946 DOE resolution of lead agency disputes.
197-11-948 Assumption of lead agency status.
1. Determination of Lead Agency: The department within the City receiving an application for or initiating a
proposal that involves a nonexempt action shall determine when the City is the lead agency for that proposal under
WAC 197-11-050 and 197-11-922 through 197-11-940; unless the lead agency has been previously determined or
the department is aware that another department or agency is in the process of determining the lead agency. Any
department making a lead agency determination for a private project shall require sufficient information from the
applicant to identify which other agencies have jurisdiction over the proposal.
2. Lead Agency Agreements: The Environmental Review Committee is authorized to make agreements as to the
lead agency status or shared lead agency duties for a proposal under WAC 197 -11-942 and 197-11-944; provided,
that the Environmental Review Committee and any department that will incur responsibilities as the result of such
agreement approved the agreement.
3. Other Agency as Lead: When the City is not the lead agency for a proposal, all departments of the City shall use
and consider, as appropriate, either the determination of nonsignificance (DNS) or the final environmental impact
statement (EIS) of the lead agency in making decisions on the proposal. The Environmental Review Committee
shall not prepare or require preparation of a DNS or EIS in addition to that prepared by the lead agency, unless
required under WAC 197-11-600. In some cases, the City may conduct supplemental environmental review under
WAC 197-11-600.
4. City Objections: If the City or any of its departments receives a lead agency determination made by another
agency that appears inconsistent with the criteria of WAC 197 -11-922 through 197-11-940, it may object to the
determination. Any objection must be made to the agency originally making the determination and resolved within
fifteen (15) days of receipt of the determination, or the City must petition the Department of Ecology for a lead
agency determination under WAC 197-11-946 within the fifteen (15) day time period. Any such petition on behalf
of the City may be initiated by the Environmental Review Committee.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 782/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
G. CATEGORICAL EXEMPTIONS:
The City adopts the following sections by reference: WAC 197-11-300, Purpose of this part; and 197-11-305,
Categorical exemptions. The City adopts by reference the following rules for categorical exemptions:
WAC
197-11-800 Categorical exemptions.
197-11-880 Emergencies.
197-11-890 Petitioning DOE to change exemptions.
1. Local Modifications: Under the authority established by WAC 197-11-800(1)(c), the City of Renton establishes
the following exempt levels for minor new construction based on local conditions, replacing the exempt levels of
WAC 197-11-800(1)(b)(i), (ii), (iv) and (v). Whenever the City establishes new exempt levels under this Section, it
shall send them to the Department of Ecology, Headquarters Office, Olympia, Washington, 98504 under WAC
197-11-800(1)(c).
a. For detached single-family residential dwelling units in WAC 197-11-800(1)(b)(i): nine (9) or less dwelling
units.
b. For multifamily residential dwelling units in WAC 197-11-800(1)(b)(ii): nine (9) or less dwelling units.
c. For office, commercial, or service buildings in WAC 197 -11-800(1)(b)(iv): four thousand (4,000) square feet
or less of gross floor area; changes of use of four thousand (4,000) square feet or less when located in an
existing office, commercial, or service building of four thousand (4,000) square feet or larger.
d. For landfills and excavations in WAC 197-11-800(1)(b)(v): Up to five hundred (500) cubic yards or less.
2. Exemption Decision: Each department within the City that receives an application for a license or, in the case of
governmental proposals, the department initiating the proposal shall determine whether the license and/or the
proposal is exempt. The department’s determination that a proposal is exempt shall be final and not subject to
administrative review.
3. Proposal Description: In determining whether or not a proposal is exempt, the department shall make certain the
proposal is properly defined and shall identify the governmental licenses required (WAC 197 -11-060).
4. Review Criteria: A department which is determining whether or not a proposal is exempt shall ascertain the total
scope of the proposal and the governmental licenses required. If a proposal includes a series of actions, physically or
functionally related to each other, some of which are exempt and some of which are not, the proposal is not exempt.
For any such proposal, the lead agency shall be determined, even if the license application which triggers the
department’s consideration is otherwise exempt. If the lead agency is the City, then the responsible official shall be
designated as defined in subsection D of this Section.
5. Exempt and Nonexempt Actions: If a proposal includes both exempt and nonexempt actions, exempt actions
may be authorized with respect to the proposal prior to the compliance with the procedural requirements of these
guidelines except that:
a. The City shall not give authorization for:
i. Any nonexempt action;
ii. Any action that would have an adverse environmental impact;
iii. Any action that would limit the choice of alternatives; or
iv. Any action that will irrevocably commit the City to approve or authorize a major action.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 783/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. A department may withhold approval of an exempt action that would lead to modification of the physical
environment, when such modification would serve no purpose if nonexempt action(s) were not approved; and a
department may withhold approval of exempt actions that would lead to substantial financial expenditures by a
private applicant when the expenditures would serve no purpose if nonexempt action(s) were not approved.
6. Timing: Identification of categorical exempt actions shall occur within ten (10) days of submission of an
adequate and complete application.
7. Effect of Exemption: If a proposal is exempt, none of the procedural requirements of this Section apply to the
proposal. The City shall not require completion of an environmental checklist for an exempt proposal.
H. CRITICAL AREAS/INAPPLICABLE EXEMPTIONS:
1. Critical Areas Maps: The map(s) in RMC 4-3-050E identify critical areas. The maps in RMC 4-3-090 identify
regulated shorelines of the State. The specific environmentally critical areas where SEPA exemptions are not
applicable are identified in subsection H3 of this Section. (Ord. 5976, 8 -3-2020)
2. Critical Areas Designated: Wetlands, Protected Slopes, Very High Landslide Hazard Areas, Streams and Lakes,
Channel Migration Zones, shorelines of the State designated as Aquatic Shoreline, Natural Environment or Urban
Conservancy, and the one hundred (100) year floodway, as mapped and identified pursuant to subsection H1 of this
Section, or when present according to the critical area classification criteria of RMC 4 -3-050, are designated as
environmentally critical areas pursuant to the State Environmental Policy Act, WAC 197 -11-908. (Ord. 5976,
8-3-2020)
3. Inapplicable Exemptions:
a. Certain exemptions do not apply on lands covered by water, and this remains true regardless of whether or
not lands covered by water are mapped. Unidentified exemptions shall continue to apply within
environmentally critical areas of the City.
b. For each critical area, the exemptions within WAC 197 -11-800 that are inapplicable for that area are:
WAC 197-11-800(1), except for the construction of one new single-family residence on an existing legal
lot, provided the proposed development complies with RMC 4-3-050 and 4-3-090; however, this
exception does not apply to projects within a channel migration zone or those projects requiring a variance
or reasonable use exception from RMC 4 -3-050 or 4-3-090.
WAC 197-11-800(2)(e), (f), (g), (h)
WAC 197-11-800(6)(d)
WAC 197-11-800(13)(c)
WAC 197-11-800(23)(c), (e)
WAC 197-11-800(24)(a), (b), (c), (d), (f), (g)
WAC 197-11-800(25)
c. Additionally, the exemptions within WAC 197-11-800 are inapplicable to wetlands:
WAC 197-11-800(3), except for the repair, remodeling, or maintenance of an existing single -family
residence, provided the proposed development complies with RMC 4-3-050 and 4-3-090. This exception
would not apply to projects within a channel migration zone or those projects requiring a variance or
reasonable use exception from RMC 4-3-050 or 4-3-090.
WAC 197-11-800(4)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 784/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
WAC 197-11-800(6)
WAC 197-11-800(8)
4. Proposals Located within Critical Areas: The City shall treat proposals located wholly or partially within a
critical area no differently than other proposals under this Section, making a threshold determination for all such
proposals. The City shall not automatically require an EIS for a proposal merely because it is proposed for location
in a critical area. (Ord. 5841, 6-12-2017)
I. ENVIRONMENTAL CHECKLIST:
1. When Required: A completed environmental checklist (or a copy), in the form provided in WAC 197 -11-960,
along with the appropriate environmental fees, shall be filed at the same time as an application for a permit, license,
certificate, or other approval not specifically exempted in this Section; except, a checklist is not needed if the
Environmental Review Committee and applicant agree an EIS is required, SEPA compliance has been completed, or
SEPA compliance has been initiated by another agency.
2. Lead Agency and Threshold Determination: The department within the City receiving the application or
initiating the action shall use the environmental checklist to determine the lead agency. If the City is the lead agency,
the Environmental Review Committee shall use the environmental checklist for making the threshold determination.
3. Checklist Preparation:
a. For private proposals the department within the City receiving the application will require the applicant to
complete the environmental checklist, providing assistance as necessary. The Environmental Review
Committee may require that it, and not the private applicant, will complete all or part of the environmental
checklist for a private proposal, if either of the following occurs:
i. The City has technical information on a question or questions that is unavailable to the private applicant;
or
ii. The applicant has provided inaccurate information on previous proposals or on proposals currently
under consideration.
b. For City proposals the department initiating the proposal shall complete the environmental checklist for that
proposal.
4. Additional Information: The Environmental Review Committee may require specific detailed information at
any time.
J. THRESHOLD DETERMINATION PROCESS:
This part contains rules for evaluating the impacts of the proposals not requiring an environmental impact statement
(EIS). The City adopts the following sections by reference:
WAC
197-11-310 Threshold determination required.
197-11-315 Environmental checklist.
197-11-330 Threshold determination process.
197-11-335 Additional information.
197-11-340 Determination of nonsignificance (DNS).
197-11-350 Mitigated DNS.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 785/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
197-11-355 Optional DNS process.
197-11-360 Determination of significance (DS)/initiation of scoping.
197-11-390 Effect of threshold determination.
1. Identification of Impacts: As much as possible, the Environmental Review Committee should assist the
applicant with identification of impacts to the extent necessary to formulate mitigation measures.
2. Time Limits: The following time limits (expressed in calendar days) shall apply to the processing of all private
projects and to those governmental proposals submitted to this City by other agencies:
a. Threshold determinations not requiring further information from the applicant or consultation with agencies
with jurisdiction should be completed within fifteen (15) days of submission of an adequate application and the
completed checklist.
b. Threshold determinations requiring further information from the applicant or consultation with other
agencies with jurisdiction should be completed within twenty (20) days of receiving the requested information
from the applicant or the consulted agency; requests by the City for such further information should be made
within twenty (20) days of the submission of an adequate application and completed checklist; when a request
for further information is submitted to a consulted agency, the City shall wait a maximum of thirty (30) days
for the consulted agency to respond. Threshold determinations which require that further studies including, but
not limited to, field investigations be initiated by the City should be completed within thirty (30) days of
submission of an adequate application and the completed checklist.
c. Threshold determinations on actions where the applicant recommends in writing that an EIS be prepared,
because of the probable significant adverse environmental impacts described in the application, shall be
completed within twenty (20) days of submission of an adequate application and the completed checklist.
d. When a threshold determination is expected to require more than twenty (20) days to complete and a private
applicant requests notification of the date when a threshold determination will be made, the Environmental
Review Committee or its agent shall transmit to the private applicant a written statement as to the expected date
of decision.
3. Mitigated DNS Authorized: As provided in this Section and in WAC 197-11-350, the Environmental Review
Committee may issue a DNS based on changes to, or clarification of, the proposal made by the applicant.
4. Changed Proposal: When an applicant submits a changed or clarified proposal, along with a revised or amended
environmental checklist, the Environmental Review Committee shall base its threshold determination on the
changed or clarified proposal and should make the determination within twenty (20) days of receiving the changed
or clarified proposal.
5. DNS Authorized Following Early Notice: If the Environmental Review Committee indicated specific mitigation
measures in its response to a request for early notice, and the applicant changed or clarified the proposal to include
those specific mitigation measures, the Environmental Review Committee shall issue and circulate a DNS under
WAC 197-11-340(2).
6. Mitigation Measures:
a. The applicant’s proposed mitigation measures (clarifications, changes or conditions) must be in writing and
must be specific, feasible and enforceable. For example, proposals to “control noise” or “prevent stormwater
runoff” are inadequate, whereas proposals to “muffle machinery to X decibel” or “construct two hundred foot
(200') stormwater retention pond at Y location” are adequate.
b. Mitigation measures which justify issuance of a mitigated DNS may be incorporated in the DNS by
reference to agency staff reports, studies or other documents.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 786/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Mitigation measures incorporated in the mitigated DNS shall be deemed conditions of approval of the permit
decision and may be enforced in the same manner as any term or condition of the permit, or enforced in any
manner specifically prescribed by the City.
7. DNS Public Comment and Notice Period: A mitigated DNS (MDNS) is issued under WAC 197-11-340(2),
requiring a fifteen (15) day comment period and public notice.
8. Staff Recommendation for Certain Proposals: For nonexempt proposals, the DNS for the proposal shall
accompany the City’s staff recommendation to the Hearing Examiner or other appropriate advisory body, such as
the Planning Commission.
9. Effect of MDNS: In addition, preliminary discussion of clarifications or changes to a proposal, as opposed to a
written request for early notice, shall not bind the Environmental Review Committee to consider the clarification or
changes in its threshold determination.
10. Request for Early Notice: An applicant may request in writing early notice of whether a DS is likely under
WAC 197-11-350.
a. The request must follow submission of an environmental checklist for a nonexempt proposal for which the
City is lead agency and precede the City’s actual threshold determination for proposal.
b. The Environmental Review Committee should respond to the request for early notice within fifteen (15)
working days. The response shall:
i. Be written;
ii. State whether the Environmental Review Committee currently considers issuance of a DS likely and, if
so, indicate the general or specific area(s) of concern that is/are leading the Environmental Review
Committee to consider a DS; and
iii. State that the applicant may change or clarify the proposal to mitigate the indicated impacts, revising
the environmental checklist and/or permit application as necessary to reflect the changes or clarifications.
K. ENVIRONMENTAL IMPACT STATEMENTS (EIS):
1. Purpose: This part contains the rules for deciding whether a proposal has a “probable significant, adverse
environmental impact” requiring an environmental impact statement (EIS) to be prepared and contains the rules for
preparing environmental impact statements. The City adopts the following sections by reference:
WAC
197-11-400 Purpose of EIS.
197-11-402 General requirements.
197-11-405 EIS types.
197-11-406 EIS timing.
197-11-408 Scoping.
197-11-410 Expanded scoping (Optional).
197-11-420 EIS preparation.
197-11-425 Style and size.
197-11-430 Format.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 787/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
197-11-440 EIS contents.
197-11-442 Contents of EIS on nonproject proposal.
197-11-443 EIS contents when prior nonproject EIS.
197-11-444 Elements of the environment.
197-11-448 Relationship of EIS to other considerations.
197-11-450 Cost-benefit analysis.
197-11-455 Issuance of DEIS.
197-11-460 Issuance of FEIS.
2. Review of draft and final EIS (DEIS and FEIS) and draft and final supplemental EISs (SEIS) is the responsibility
of the Environmental Review Committee. Before the City issues an EIS, the Environmental Review Committee shall
be satisfied that it complies with this Section and chapter 197 -11 WAC.
3. Preparation of Environmental Impact Statement: The DEIS and FEIS or draft and final SEIS shall be
prepared by the City staff, the applicant, or by a consultant selected by the City through its consultant selection
process. If the Environmental Review Committee requires an EIS for a proposal and determines that someone other
than the City will prepare the EIS, the Environmental Review Committee shall notify the applicant immediately
after completion of the threshold determination. The Environmental Review Committee shall also notify the
applicant of the City’s procedure for EIS preparation, including approval of the DEIS and FEIS prior to distribution.
4. Information Required: The City may require an applicant to provide information the City does not possess,
including, but not limited to, specific investigations. However, the applicant is not required to supply information
that is not required under this Section or that is being requested from another agency. (This does not apply to
information the City may request under another ordinance or statute.)
5. Staff Recommendation: For nonexempt proposals, the final EIS for the proposal shall accompany the City’s
staff recommendation to the Hearing Examiner or other appropriate advisory body, such as the Planning
Commission.
6. Information Shall Be Provided: The Environmental Review Committee may refuse to process and consider a
private application further if the applicant fails or refuses to provide information required for the preparation of an
adequate EIS.
7. Additional Elements: The Environmental Review Committee may require the following additional elements as
part of the environment for the purpose of EIS content, but these elements do not add to the criteria for threshold
determination or perform any other function or purpose under this Section.
a. Economics, including the effects on both the public and private sector,
b. Cultural factors,
c. Quality of life,
d. Neighborhood cohesion,
e. Sociological factors, and
f. Image of the City.
L. RECONSIDERATIONS: (Reserved)
M. SEPA SUBSTANTIVE AUTHORITY:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 788/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
This part contains rules (and policies) for SEPA’s substantive authority, such as decisions to mitigate or reject
proposals as a result of SEPA. The City adopts the following sections by reference:
WAC
197-11-650 Purpose of this part.
197-11-655 Implementation.
197-11-660 Substantive authority and mitigation.
197-11-680 Appeals.
1. Supplemental Policies and Goals: The policies and goals set forth in this Section are supplementary to those in
the existing authorization of the City of Renton.
2. Substantive Authority: The City designates and adopts by reference the following policies as the basis for the
City exercise of authority pursuant to this Section:
a. The City shall use all practicable means, consistent with other essential considerations of State policy, to
improve and coordinate plans, functions, programs, and resources to the end that the State and its citizens may:
i. Fulfill the responsibilities of each generation as trustee of the environment for succeeding generations;
ii. Assure for all people of Washington safe, healthful, productive, and aesthetically and culturally
pleasing surroundings;
iii. Attain the widest range of beneficial uses of the environment without degradation, risk to health or
safety, or other undesirable and unintended consequences;
iv. Preserve important historic, cultural, and natural aspects of our national heritage;
v. Maintain, wherever possible, an environment which supports diversity and variety of individual choice;
vi. Achieve a balance between population and resource use which will permit high standards of living and
a wide sharing of life’s amenities; and
vii. Enhance the quality of renewable resources and approach the maximum attainable recycling of
depletable resources.
b. The City adopts, by reference, the policies in the following City codes, ordinances, resolutions and plans as
they currently appear and as hereafter amended:
Cedar River Master Plan (1976)
Comprehensive Solid Waste Management Plan (1983)
Green River Valley Plan (1984)
Fire Department Master Plan (1987)
Airport Master Plan
King County Stormwater Management Manual (1990)
Comprehensive Water System Plan
Comprehensive Park, Recreation and Open Space Plan
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 789/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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 (1994)
Parks Mitigation Resolution and Fee (1994)
Fire Mitigation Resolution and Fee (1994)
Comprehensive Plan
3. Attaching Conditions: The City may attach conditions to a permit or approval for a proposal so long as:
a. Such conditions are necessary to mitigate specific probable adverse environmental impacts identified in
environmental documents prepared pursuant to this Section; and
b. Such conditions are in writing; and
c. The mitigation measures included in such conditions are reasonable and capable of being accomplished; and
d. The City has considered whether other local, State, or Federal mitigation measures applied to the proposal
are sufficient to mitigate the identified impacts; and
e. Such conditions are based on one or more policies in subsection M2 of this Section and cited in the license or
other decision document.
4. Denial Authorized: The City may deny a permit or approval for a proposal on the basis of SEPA so long as:
a. A finding is made that approving the proposal would result in probable significant adverse environmental
impacts that are identified in a FEIS or final SEIS prepared pursuant to this Section; and
b. A finding is made that there are no reasonable mitigation measures capable of being accomplished that are
sufficient to mitigate the identified impact; and
c. The denial is based on one or more policies identified in subsection M2 of this Section and identified in
writing in the decision document.
5. Environmental Review Committee Recommendations: Where a FEIS or DNS has been prepared, the
Environmental Review Committee may recommend to the decision maker those reasonable conditions necessary to
mitigate or avoid the adverse impacts of the proposal. Said recommendation shall be adopted as a condition of
approval, unless the decision maker identifies in writing a substantial error in fact or conclusion by the
Environmental Review Committee.
6. Action of Decision Maker: Based upon such finding, the decision maker may revise the recommended
conditions or may remand the proposal to the Environmental Review Committee for reconsideration. Nothing in this
provision shall be deemed to limit the authority of the decision maker to impose conditions under SEPA beyond
those recommended by Environmental Review Committee or to condition or deny a proposal based upon other
statutory authority.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 790/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
N. USING EXISTING ENVIRONMENTAL DOCUMENTS:
This part contains rules for using and supplementing existing environmental documents prepared under SEPA or
National Environmental Policy Act (NEPA) for the City’s own environmental compliance. The City adopts the
following sections by reference:
WAC
197-11-600 When to use existing environmental documents.
197-11-610 Use of NEPA documents.
197-11-620 Supplemental environmental impact statement – Procedures.
197-11-625 Addenda – Procedures.
197-11-630 Adoption – Procedures.
197-11-635 Incorporation by reference – Procedures.
197-11-640 Combining documents.
O. PUBLIC NOTICE AND COMMENTING:
This part contains rules for consulting, commenting, and responding on all environmental documents under SEPA,
including rules for public notice and hearings. The City adopts the following sections by reference, as supplemented
in this part:
WAC
197-11-500 Purpose of this part.
197-11-502 Inviting comment.
197-11-504 Availability and cost of environmental documents.
197-11-508 SEPA register.
197-11-535 Public hearings and meetings.
197-11-545 Effect of no comment.
197-11-550 Specificity of comments.
197-11-560 FEIS response to comments.
197-11-570 Consulted agency costs to assist lead agency.
1. Threshold Determinations: Whenever the Environmental Review Committee of the City of Renton issues a
DNS under WAC 197-11-340(2) or a DS under WAC 197-11-360(3) the Environmental Review Committee shall
give public notice as follows:
a. If no public notice is required for the permit or approval, the City shall give notice of the DNS or DS by:
i. Posting on the property for site-specific proposals, or posting on the City’s webpage for non -site-specific
proposals; and
ii. Publishing notice in a newspaper of general circulation in the county, city, or general area where the
proposal is located.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 791/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Whenever the Environmental Review Committee issues a DS under WAC 197 -11-360(3), the Environmental
Review Committee shall state the scoping procedure for the proposal in the DS as required in WAC
197-11-408 and in the public notice.
2. Optional DNS Process: The Environmental Review Committee utilizes a single integrated comment period
under WAC 197-11-355 to obtain comments on a notice of application and the likely threshold determination for the
proposal if the Environmental Review Committee has a reasonable basis for determining that significant
environmental impacts are unlikely. Notice shall follow procedures in accordance with RMC 4 -8-090, Public Notice
Requirements, for the optional DNS process.
3. Public Notice: Whenever the Environmental Review Committee issues a DEIS under WAC 197 -11-455(5) or a
SEIS under WAC 197-11-620, notice of the availability of those documents shall be given by:
a. Posting on the property for site-specific proposals, or posting on the City’s webpage for non-site-specific
proposals; and
b. Publishing notice in a newspaper of general circulation in the county, city, or general area where the proposal
is located.
4. Consolidation of Public Notice: Whenever possible, the Environmental Review Committee shall integrate the
public notice required under this Section with existing notice procedures for the City’s nonexempt permit(s) or
approval(s) required for the proposal.
5. Responsibility of Cost: The Environmental Review Committee may require an applicant to complete the public
notice requirements for the applicant’s proposal at his or her expense.
6. Notice: The City, applicant for, or proponent of any action may publish a notice of action pursuant to RCW
43.21C.080 for any action. The form of the notice shall be substantially in the form provided in WAC 197 -11-990.
The notice shall be published by the City Clerk or County Auditor, applicant or proponent pursuant to RCW
43.21C.080. An applicant’s request for publication shall include payment of the costs associated with such notice.
7. Record Retention: The City shall retain all documents required by the SEPA rules (chapter 197 -11 WAC) and
make them available in accordance with chapter 42.56 RCW. (Ord. 5841, 6 -12-2017)
P. DEFINITIONS AND INTERPRETATION OF TERMS:
This part contains uniform usage and definitions of terms under SEPA. The City adopts the following sections by
reference:
WAC
197-11-700 Definitions.
197-11-702 Act.
197-11-704 Action.
197-11-706 Addendum.
197-11-708 Adoption.
197-11-710 Affected tribe.
197-11-712 Affecting.
197-11-714 Agency.
197-11-716 Applicant.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 792/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
197-11-718 Built environment.
197-11-720 Categorical exemption.
197-11-721 Closed record appeal.
197-11-722 Consolidated appeal.
197-11-724 Consulted agency.
197-11-726 Cost-benefit analysis.
197-11-728 County/city.
197-11-730 Decision maker.
197-11-732 Department.
197-11-734 Determination of nonsignificance (DNS).
197-11-736 Determination of significance (DS).
197-11-738 EIS.
197-11-740 Environment.
197-11-742 Environmental checklist.
197-11-744 Environmental document.
197-11-746 Environmental review.
197-11-750 Expanded scoping.
197-11-752 Impacts.
197-11-754 Incorporation by reference.
197-11-756 Lands covered by water.
197-11-758 Lead agency.
197-11-760 License.
197-11-762 Local agency.
197-11-764 Major action.
197-11-766 Mitigated DNS.
197-11-768 Mitigation.
197-11-770 Natural environment.
197-11-772 NEPA.
197-11-774 Nonproject.
197-11-775 Open record hearing.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 793/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
197-11-776 Phased review.
197-11-778 Preparation.
197-11-780 Private project.
197-11-782 Probable.
197-11-784 Proposal.
197-11-786 Reasonable alternative.
197-11-788 Responsible official.
197-11-790 SEPA.
197-11-792 Scope.
197-11-793 Scoping.
197-11-794 Significant.
197-11-796 State agency.
197-11-797 Threshold determination.
197-11-799 Underlying governmental action.
1. Interpretation:
a. Unless the context clearly requires otherwise:
i. Use of the singular shall include the plural and conversely.
ii. “Preparation” of environmental documents refers to preparing or supervising the preparation of
documents, including issuing, filing, printing, circulating, and related requirements.
iii. “Impact” refers to environmental impact.
iv. “Permit” means “license” (WAC 197-11-760).
v. “Commenting” includes but is not synonymous with “consultation.”
vi. “Environmental cost” refers to adverse environmental impact and may or may not be quantified.
vii. “EIS” refers to draft, final, and supplemental EISs (WAC 197 -11-405 and 197-11-738).
viii. “Under” includes pursuant to, subject to, required by, established by, in accordance with, and similar
expressions of legislative or administrative authorization or direction.
ix. “Shall” is mandatory.
x. “May” is optional and permissive and does not impose a requirement.
xi. “Include” means “include but not limited to.”
b. The following terms are synonymous:
i. Effect and impact (WAC 197-11-752).
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 794/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ii. Environment and environmental quality (WAC 197 -11-740).
iii. Major and significant (WAC 197-11-764 and 197-11-794).
iv. Proposal and proposed action (WAC 197-11-784).
v. Probable and likely (WAC 197-11-782).
c. In addition to those definitions contained within WAC 197-11-700 through 197-11-799, when used in this
Section, the following terms shall have the following meanings, unless the context indicates otherwise:
DEPARTMENT: Any division, subdivision or organizational unit of the City established by ordinance, rule,
or order.
DNS: Determination of nonsignificance.
DS: Determination of significance.
EARLY NOTICE: The City’s response to an applicant stating whether it considers issuance of a
determination of significance likely for the applicant’s proposal (mitigated determination of nonsignificance
(DNS) procedures).
EIS: Environmental impact statement.
ERC: The Environmental Review Committee of the City of Renton.
ORDINANCE: The ordinance, resolution, or other procedure used by the City to adopt regulatory
requirements.
SEPA RULES: Chapter 197-11 WAC adopted by the Department of Ecology.
Q. FORMS ADOPTED BY REFERENCE:
The City adopts the following forms and sections by reference:
WAC
197-11-960 Environmental checklist.
197-11-965 Adoption notice.
197-11-970 Determination of nonsignificance (DNS).
197-11-980 Determination of significance (DS).
197-11-985 Notice of assumption of lead agency status.
197-11-990 Notice of action.
R. APPEALS:
Except for permits and variances issued pursuant to RMC 4 -3-090, Shoreline Master Program Regulations, when
any proposal or action is granted, conditioned, or denied on the basis of SEPA by a nonelected official, the decision
shall be appealable to the Hearing Examiner under the provisions of RMC 4 -8-110, Appeals. (Ord. 5902,
12-10-2018; Ord. 6003, 12-14-2020)
S. EXPIRATION: (Reserved)
T. MODIFICATIONS OF APPROVED PLANS: (Reserved)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 795/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 3891, 2-25-1985; Ord. 4353, 6-1-1992; Ord. 4725, 5-18-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000;
Ord. 4999, 1-13-2003; Ord. 5137, 4-25-2005; Ord. 5530, 3-8-2010; Ord. 5951, 11-18-2019)
4-9-075 RESERVED:
(Ord. 5153, 9-26-2005; Ord. 5876, 1-22-2018)
4-9-080 GRADING, EXCAVATION AND MINING PERMITS AND LICENSES:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
Except as exempted in subsection C of this Section, no person shall do any work without first obtaining the required
special permit and license. Separate special permits and licenses shall be required for each site and may cover both
excavations and fills. (Ord. 2820, 1-14-1974, eff. 1-19-1974, Amd. Ord. 3098, 12-17-1996, eff. 1-26-1977, Ord.
3592, 12-14-1981)
C. EXEMPTIONS:
No person shall do any mining, excavation or grading without first having obtained a special permit from the
Hearing Examiner and an annual license issued by the Development Services Division with the concurrence of the
Building Official, except for the following:
1. An excavation below finished grade for basements and footings of a building, retaining wall or other structure
authorized by a valid building permit. This shall not exempt any fill made with the material from such excavation
nor exempt any excavation having an unsupported height greater than five feet (5') after the completion of such
structure.
2. Cemetery graves.
3. Excavations for water wells or tunnels or installation of service utilities by public and private utilities.
4. Public projects which result in dredging or placement of fill on lands covered by water, provided State and
Federal permits are required to complete the activity.
5. An excavation which (a) is less than two feet (2') in depth, or (b) which does not create a cut slope greater than
five feet (5') in height and steeper than one and one -half horizontal to one vertical (1-1/2:1), or which does not
exceed fifty (50) cubic yards on any one lot and does not obstruct a drainage course.
6. A fill less than one foot (1') in depth, and placed on natural terrain with a slope flatter than five horizontal to one
vertical (5:1) or less than three feet (3') in depth, not intended to support structures, which does not exceed fifty (50)
cubic yards on any one lot and does not obstruct a drainage course.
7. The construction or maintenance of on-site roads in remote areas; or excavation or grading for farming purposes;
or on-site construction. In cases of on-site construction, the plans for such activities shall require the prior written
approval of the City. (Ord. 5650, 12 -12-2011)
D. SUBMITTAL REQUIREMENTS AND FEES:
Shall be as listed in RMC 4-1-140G, Grade and Fill License Fees, and 4-8-120, Submittal Requirements.
E. REVIEW PROCESS FOR MINOR ACTIVITY:
1. Building Section Authority: In order to expedite small projects, any mining, excavation or grading of five
hundred (500) cubic yards or less shall be reviewed by the Development Services Division. The Division may
accept, reject, modify or impose reasonable conditions which shall include but are not limited to posting of bonds;
installation of landscaping; limitation of work hours; control of dust and mud; rehabilitation and reuse of the site.
Proper application shall be made to the Development Services Division.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 796/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Annual License: Application for the annual license shall be made to the Development Services Division. The
Division may issue a license for the work.
3. Time for Completion: All work is to be completed within ninety (90) days from the date of issuance or the
license shall be null and void.
4. Issuance of License: The plans and reports shall be approved by the Development Services Division before a
license is issued.
5. Revocation of Permit: The Development Services Division is authorized to revoke any annual license issued
pursuant to the terms of this Section if after due investigation they determine that the permittee has violated any of
the provisions of this Section. Notice of revocation shall be in writing and shall advise the licensee of the violations
found. The permittee shall have a reasonable period of time not to exceed forty five (45) days in which to remedy
the defects or omissions specified. In the event the licensee fails or neglects to do so within the time period, the
order of revocation shall be final. A total or partial stop work order may be issued for good reason. (Ord. 2820,
1-17-1974; Amd. 3592, 12-14-1992)
F. REVIEW PROCESS FOR MAJOR ACTIVITY:
1. Authority:
a. Hearing Examiner Authority: For any mining, excavation or grading in excess of five hundred (500) cubic
yards, the Hearing Examiner shall review, approve, disapprove, or approve with conditions the location of the
site and its effect on the surrounding area.
b. Development Services Division Authority: The Development Services Division, which is the
administering authority, shall enforce the requirements of the Hearing Examiner and the standards established
by this Title.
2. Special Fill and Grade Permit Required: The Hearing Examiner may grant a special permit, after a public
hearing thereon in any zone, to allow the drilling, quarrying, mining or depositing of minerals or materials, including
but not limited to petroleum, coal, sand, gravel, rock, clay, peat and topsoil. A special permit shall be required on
each site of such operation. (Ord. 2820, 1 -14-1974; Amd. Ord. 3098, 12-17-1976; Amd. Ord. 3592, 12-14-1981)
3. Annual Grading License: A special permit shall be granted prior to the Development Services Division issuing
any annual license authorized by this Section. Licenses granted shall be issued for not more than one year and may
be renewed if the operation is progressing according to the approved plans.
4. Review Criteria for Special Grade and Fill Permit: To grant a special permit, the Hearing Examiner shall
make a determination that:
a. Compatibility of Proposed Use: The proposed activity would not be unreasonably detrimental to the
surrounding area. The Hearing Examiner shall consider, but is not limited to, the following:
i. Size and location of the activity.
ii. Traffic volume and patterns.
iii. Screening, landscaping, fencing and setbacks.
iv. Unsightliness, noise and dust.
v. Surface drainage.
vi. The length of time the application of an existing operation has to comply with nonsafety provisions of
this Title.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 797/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Progressive Rehabilitation and Reuse: The Hearing Examiner shall approve the reuse of the site and the
phasing to achieve the reuse.
6. Conformance with Examiner’s Approved Plan Required: In the event that a permit is granted, excavation,
removal or fill shall be permitted only in accordance with the plan approved by the Hearing Examiner.
Rehabilitation shall take place in accordance with the approved plan and in a logical sequence so that satisfactory
conditions shall be maintained on the premises. Rehabilitation shall be done in stages compatible with continuing
operations. The Hearing Examiner may require the drafting of rehabilitation plans by a licensed landscape architect.
7. Final Approval: After the applicant has completed the approved amount of excavation, fill or other activity, the
final grading of the site, and the applicant or another developer begins to develop or construct the new use of the
site, the Development Services Division shall relinquish jurisdiction of this Section provided reasonable progress is
occurring on the new use.
8. Other Requirements/Noncity Review: Issuing a permit under this Section does not relieve the holder from
requirements of other government agencies. In addition to the requirements of the State Surface Mining Reclamation
Act, review by other interested City, County, State and Federal organizations may be requested.
9. Inspection and Enforcement Authority: The Development Services Division shall have jurisdiction of the
activities regulated in this Section after a special permit has been granted by the Hearing Examiner. For inspection
purposes, any duly authorized member of this Division shall have the right and is empowered to enter upon any
premises at reasonable hours where activities regulated by this Section are occurring. This Division is empowered to
issue orders, grant, renew and revoke such licenses as are provided for in accordance with this Section.
10. Expiration and Extensions: The special permit shall be null and void if the applicant has not begun activity
within six (6) months after the granting of the permit, unless the Hearing Examiner grants an extension of time.
Special permits are valid until the approved plans have been satisfactorily completed.
11. Transferability of Special Permit: The special permit is transferable to other persons, firms and corporations,
and the special permit shall continue with the activity on the site unless a new special permit is granted.
12. Modifications to Approved Plans: (Reserved)
G. VIOLATIONS AND PENALTIES:
1. Revocation of Special Permit: If the annual license has been revoked; if the annual license has not been issued
for a three (3) year period; or if the applicant has not complied with the conditions of the special permit, the Hearing
Examiner may revoke the special permit. (Ord. 2820, 1 -17-1974; Amd. Ord. 3098, 12-17-1976, Ord. 3592,
12-14-1981)
2. Violations of This Chapter and Penalties: Unless otherwise specified, violations of this Section are
misdemeanors subject to RMC 1-3-1. (Ord. 5159, 10-17-2005)
4-9-090 HOME OCCUPATIONS:
A. DEFINITION:
Any commercial use conducted entirely within a dwelling or garage and carried on by persons residing in that
dwelling unit which is clearly incidental and secondary to the use of the dwelling as a residence. (Ord. 4665,
5-19-1997; Ord. 5356, 2-25-2008; Ord. 5676, 12-3-2012)
B. PURPOSE:
The City recognizes the need for some citizens to use their place of residence for limited nonresidential activities. It
is the intent of this Section to preserve the character of residential neighborhoods and guarantee all residents
freedom from excessive noise, excessive traffic, nuisance, fire hazard and other possible adverse effects of home
occupations and to establish qualification standards for home occupations. (Ord. 4493, 1-23-1995)
C. APPLICABILITY:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 798/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
A home occupation business in a lawfully established dwelling unit may be permitted under the provisions of this
Section. “Garage Sale” as defined in RMC 4-11-070 shall not be considered as an allowable home occupation.
1. Exemptions: The provisions of this Section do not apply to adult or child day care businesses. Applicable
regulations for day care are found in the WAC or within the State Department of Social and Health Services
standards. Accessory home agriculture sales are also exempt from the provisions of this Section. (Ord. 4404,
6-7-1993; Ord. 5640, 12-12-2011)
D. PROHIBITED OCCUPATIONS:
The occupations listed below are prohibited since they change the residential character of the structure and shall not
be considered incidental and secondary to the use of the residence for dwelling purposes:
1. Kennels and other boarding for pets, including pet daycare.
2. Automobile and associated mechanical repairs.
3. Businesses which dispense regulated substances. (Ord. 4493, 1-23-1995; Ord. 5676, 12-3-2012)
E. CITY BUSINESS LICENSE REQUIRED:
A business license must be obtained from the City Finance Department. (Ord. 5547, 8 -9-2010; Ord. 5654,
2-13-2012)
F. APPLICATION AND REVIEW PROCEDURES:
The following conditions must be met to obtain a business license for all home occupations:
1. Business License Application: Submission of a complete application to the Finance Department for a business
license. That Department shall refer the application to the Community and Economic Development Administrator
for review of the proposed use under this Code Section.
a. Business License Application for Home Occupation: If the proposed home occupation will have customer
visits, more than six (6) business-related deliveries per week, or any external indication of commercial activity, then
additional information is required from the applicant pursuant to RMC 4 -8-120, Submittal Requirements – Specific
to Application Type.
2. Compliance: Compliance with all conditions placed on the home occupation by the Community and Economic
Development Administrator to satisfy the general purpose of this Section. In addition to the provisions set forth
herein, the Community and Economic Development Administrator may, in approving, conditioning or denying the
application, consider the cumulative impacts of the proposed home occupation in relation to other City -approved
home occupations in the immediate vicinity.
3. Decision: If the Community and Economic Development Administrator approves the home occupation section of
the business license application, the Finance Department may issue the license provided that all other requirements
have been met.
4. Qualification Standards:
a. Primary Residence: The property on which the business is located must be the primary residence of the business
owner.
b. Retail Sales and Storage: No retail sales shall be allowed, except for sales of products made on the premises.
Incidental supplies necessary for business operations may be kept if not for sale. Products may be sold wholesale
and stored for wholesale distribution.
c. Parking: There shall be no expansion of parking, including the addition of on -site or off-site parking spaces, to
support the home occupation.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 799/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Employees: The home occupation shall not employ more than one nonresident of the dwelling unit. An employee
for these purposes means one individual, not a full-time equivalent. In addition, home occupations may use
professional services such as accountants.
e. Mechanical/Electrical Equipment: There shall be no use of mechanical or electrical equipment that would
change the structure or create visible or audible interference in radio or television receivers or cause fluctuations in
line voltage outside the dwelling unit.
f. Environmental Impacts: There shall be no noise, vibration, smoke, gas, dust, odor, heat or glare produced by the
business which would exceed that normally associated with a dwelling.
g. Space: The business shall not occupy more than twenty five percent (25%) of the floor space of the gross floor
area of the residence, and in no event, more than five hundred (500) square feet.
h. Outdoor Storage: The outdoor storage or display of materials, goods, products or equipment is prohibited.
Domestic animals or household pets kept as an accessory use and utilized as a component of a home occupation are
excluded from this provision.
i. Flammable Liquids: A permit must be obtained for storage, handling or use of Class I flammable or combustible
liquids on the premises.
j. Fire Extinguisher: A minimum rated 2-A 10 BC fire extinguisher is required on the premises.
k. City Codes: The home occupation must meet all City codes and ordinances for type of business being conducted.
l. Building Alterations: Any alterations to the building shall be conducted pursuant to the issuance of a permit from
the Community and Economic Development Department.
m. Accessory Structures: Existing garages with adequate access may be used for home occupations; provided, that
the property still complies with the parking requirements of the zone. Other accessory structures, such as carports
and tool sheds, shall not be used for any activities associated with the business other than storage. Such storage shall
be completely enclosed and not be visible from outside the accessory structure. Accessory structures providing
shelter for domestic animals or household pets that are a component of the home occupation are allowed.
n. Signage: There shall be no exterior or window signage, display, or advertising except for one nonelectric
and nonilluminated sign attached flush to the wall or window of the building with the face of the sign in a plane
parallel to the plane of the wall or window. The allowed building sign may not be larger than two (2) square
feet in area. The sign material and appearance must be harmonious with the architecture of the home. Pursuant
to RMC 4-4-100B6q, a permit is not required for the allowed building sign. (Ord. 5984, 10 -16-2020)
G. ADDITIONAL REQUIREMENTS FOR CUSTOMER VISITS OR DELIVERIES:
1. Notification to Neighbors: If a home occupation will have customer visits, more than six (6) business -related
deliveries per week, or any external indication of commercial activity, property owners within three hundred feet
(300') of the home occupation must be notified of the application. The applicant is responsible for providing current
mailing labels and postage to the Development Services Division which will then send the notification.
2. Inspection: The Zoning Administrator or designated staff may inspect the property prior to approval or renewal
of the business license to determine if:
a. The information in the application is correct; and
b. The property can accommodate a home occupation without changing the residential character of the
premises; and
c. Any domestic animals or household pets kept as a component of the home occupation are maintained in a
humane and appropriate manner. (Ord. 5356, 2 -25-2008)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 800/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Comment Period: A fourteen (14) day comment period shall be allowed before a decision is made by the Zoning
Administrator to approve or disapprove the home occupation section of the business license application.
4. License Renewal: Prior to renewing a business license the City may reinspect the property to evaluate whether
the business in operating in a manner consistent with the requirements of this Section.
5. Limitation of Use: No more than one home occupation may be operated within a dwelling unit with customer
visits.
6. Limitation of Customer Visits: There shall not be more than eight (8) customer visits per day defined as a
person coming to receive service or pick up goods. There shall be no more than one customer on the premises at any
one time. A family arriving in one vehicle or together is considered the same as one customer.
7. Limitation of Hours: Customer visits to a home occupation shall be between the hours of eight o’clock (8:00)
a.m. and eight thirty o’clock (8:30) p.m. (Ord. 4493, 1 -23-1995)
4-9-100 ADDITIONAL ANIMALS PERMIT PROCESS:
A. PURPOSE:
To ensure the keeping of additional animals occurs in a humane and appropriate manner that benefits the animals
and allows animals to coexist harmoniously with adjacent and abutting uses.
B. APPLICABILITY:
Additional Animals Permits are issued to an individual and remain valid as long as that individual occupies the
address where the keeping of additional animals has been approved, the animal use remains an accessory use, and
the permit has not been revoked. The permit is not transferable to a different individual or a different property,
except that permits issued for extra large lot animals are allowed to be transferred to subsequent purchasers of the
property for which the permit has been issued. (Ord. 5640, 12 -12-2011)
C. AUTHORITY AND RESPONSIBILITY:
The Development Services Division, if satisfied that all requirements for an Additional Animals Permit are met,
may approve the issuance of the Additional Animals Permit.
D. MAXIMUM NUMBER OF ANIMALS PERMITTED WITH AN ADDITIONAL ANIMALS PERMIT:
The number of animals allowed with the Additional Animals Permit is at the discretion of the Community and
Economic Development Administrator in consultation with the inspecting Animal Control Officer; however, the
following numbers shall not be exceeded for these specific animal types: (Ord. 5676, 12 -3-2012)
1. Dogs and Cats: No more than a maximum of six (6) dogs and/or cats.
2. Extra Large Animals (Horses, Donkeys, Cows and Llamas) on Properties without a Covered Arena and a
Stable:
Size of Property in Square Feet
Maximum Number of Extra Large Lot Animals
Permissible with an Additional Animals Permit
Less than 20,000 square feet of area devoted only to the animals None allowed
20,000 – 29,039 square feet* 1
29,040 – 43,559 square feet* 2
43,560 – 58,079 square feet* 3
58,080 – 72,599 square feet* 4
72,600 – 87,119 square feet* 5
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 801/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Size of Property in Square Feet
Maximum Number of Extra Large Lot Animals
Permissible with an Additional Animals Permit
87,120 – 101,639 square feet* 6
For lots over 101,639* square feet, an additional 14,520 square feet is required for each additional extra large lot animal
* A minimum of 20,000 square feet of area must be devoted only to the animals.
3. Extra Large Lot Animals (Horses, Donkeys, Cows and Llamas) on Properties with a Covered Arena and a
Stable:
Size of Property in Square Feet
Maximum Number of Extra Large Lot Animals
Permissible with an Additional Animals Permit
Less than 20,000 square feet of area devoted only to the animals None allowed
20,000 – 21,779 square feet* 2
21,780 – 29,039 square feet* 3
29,040 – 36,299 square feet* 4
36,300 – 43,559 square feet* 5
43,560 – 50,819 square feet* 6
50,820 – 58,080 square feet* 7
For lots over 58,080* square feet, an additional 7,260 square feet is required for each additional extra large lot animal
* A minimum of 20,000 square feet of area must be devoted only to the animals.
E. SUBMITTAL REQUIREMENTS AND FEES:
Fees shall be as listed in the City of Renton Fee Schedule Brochure, and submittal requirements shall be as listed in
RMC 4-8-120C.
F. 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 applicant’s 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. The Director may approve, conditionally approve or deny
the proposed application.
G. DECISION CRITERIA:
1. Authority: The Development Services Division Director shall review requests for Additional Animals Permits
for compatibility of the proposal with the surrounding neighborhood.
2. Inspection Authorized: The Community and Economic Development Administrator may require that the
property be inspected by an Animal Control Officer. (Ord. 5676, 12 -3-2012)
3. Findings Required for Approval: In order to approve the Additional Animals Permit, the Director must find all
of the following:
a. The site and facility will be adequate to ensure the humane and appropriate care of the animals.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 802/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. The keeping of additional animals will not have a significant effect on abutting or adjacent properties or
cause a detriment to the community.
c. Adequate and appropriate facility and rear yard specifications/dimensions exist that ensure the health and
safety of the animals. The facility for medium lot, large lot and extra large lot domestic animals must include a
grassy or vegetated area.
d. Compliance with the requirements of subsection D of this section, Maximum Number of Animals Permitted
With an Additional Animals Permit.
e. Animal waste will be managed in a manner appropriate and adequate to prevent significant off -site impacts.
f. If the application is for the keeping of additional large lot or extra large lot animals, the applicant has
provided a copy of an adopted farm management plan based on King County Conservation District’s Farm
Conservation and Practice Standards which shows that there is adequate pasturage to support a greater number
of animals.
g. If the application is for the keeping of additional extra large lot animals, the minimum area devoted only to
the animals is at least twenty thousand (20,000) square feet.
h. If the application is for an animal foster care provider, the applicant shall keep paperwork for all foster
animals which states that the animals are foster animals from a sponsoring organization. Such paperwork shall
be provided upon request to City officials.
4. Additional Considerations: Additional factors to be considered in determining compatibility and adequacy are:
a. The past history of animal control complaints regarding animals kept by the applicant.
b. The animal size, type and characteristics of breed.
c. The zoning classification of the premises on which the keeping of additional animals is to occur.
H. CONDITIONS:
The Community and Economic Development Administrator, in reviewing an Additional Animals Permit
application, may require soundproofing of structures as he or she deems necessary to ensure the compatibility of the
proposal for additional animals with the surrounding neighborhood. Other conditions may be applied based upon the
determination of the Administrator that conditions are warranted to meet the purpose and intent of applicable
regulations and decision criteria. (Ord. 5676, 12-3-2012)
I. PERIOD OF VALIDITY, INDIVIDUAL PERMITS:
An Additional Animals Permit shall be valid as long as the keeping of animals has not been discontinued for more
than one year, the operator is in compliance with the City requirements and has not had the Additional Animals
Permit and/or any related home occupation license revoked or renewal refused. In addition, all animals that are
required to be licensed shall be individually licensed according to the regulations found in chapter 5 -4 RMC, Animal
Licenses. Failure to renew animal licenses as required in chapter 5 -4 RMC shall trigger review and/or revocation of
the Additional Animals Permit.
J. REVOCATION OF LICENSE:
1. Revocation of Additional Animals Permit: If, after conducting an investigation, the Community and Economic
Development Administrator finds that the keeping of additional animals is in violation of the provisions of this
Section and/or the terms and conditions subject thereto, he or she may revoke the Additional Animals Permit.
2. Revocation of Business License: Upon findings of violation, if the Additional Animals Permit holder also has a
home occupation business license, the Community and Economic Development Administrator shall refer the
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 803/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
findings to the Finance Administrator who may revoke the home occupation business license pursuant to RMC
5-5-3F, Penalties. (Ord. 5547, 8-9-2010; Ord. 5654, 2-13-2012)
3. License – Waiting Period Following Revocation or Refusal to Renew: For a period of one year after the date
of revocation or refusal to renew, permits shall not be issued for additional animals to applicants who have
previously had such permit revoked or renewal refused. In addition, the applicant must meet the requirements of this
Section or any provisions of the animal control authority. (Ord. 5676, 12 -3-2012)
K. APPEAL:
The applicant or a citizen may appeal the decision of the Community and Economic Development Administrator
pursuant to RMC 4-8-110, Appeals.
(Ord. 3927, 7-15-1985; Ord. 4493, 1-23-1995; Amd. Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005; Ord. 5356,
2-25-2008; Ord. 5547, 8-9-2010; Ord. 5578, 11-15-2010; Ord. 5603, 6-6-2011; Ord. 5676, 12-3-2012)
4-9-105 ADDITIONAL VEHICLES PERMIT:
A. PURPOSE:
To ensure the parking or storage of additional vehicles on residentially zoned property occurs in a manner that does
not adversely affect public health, safety or welfare, and is appropriate based on available parking and vehicular
access.
B. APPLICABILITY:
Additional vehicles permits are required if the number of vehicles or the allowed weight of a vehicle exceeds the
standards of RMC 4-4-085, Parking of Vehicles on Residential Property. Additional vehicles permits are issued to
properties and remain valid unless the permit is revoked.
C. AUTHORITY AND RESPONSIBILITY:
The Development Services Division, if satisfied that all requirements for an additional vehicles permit application
are met, may approve, deny, or conditionally approve the issuance of the additional vehicles permit. Staff may
inspect the property prior to approval to determine if the information in the application is correct and the property
can accommodate the additional vehicle(s) based on Renton Municipal Code standards and regulations.
D. MAXIMUM NUMBER OF VEHICLES PERMITTED WITH AN ADDITIONAL VEHICLES PERMIT:
The number of vehicles allowed with the additional vehicles permit is at the discretion of the Development Services
Division in consideration of any effects on adjoining properties, and whether or not adequate parking and vehicular
access is available to accommodate the additional vehicles.
E. NOTIFICATION:
1. Notification: Public notice shall be accomplished consistent with RMC 4-8-090, Public Notice Requirements.
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, which may approve, conditionally approve or deny the proposed
application.
F. CONDITIONS:
The Development Services Division, in reviewing an additional vehicles permit application, may require screening
of the additional vehicle(s) from adjoining properties or the public right -of-way as deemed necessary to ensure
compatibility or mitigation of their effects. Other conditions may be applied based upon the determination of the
Development Services Division that conditions are warranted to meet the purpose and intent of applicable
regulations and decision criteria.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 804/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
G. REVOCATION OF PERMIT:
An additional vehicles permit may be revoked if the vehicles parked or stored on the property are found to be in
violation of other provisions of Renton Municipal Code (e.g., the vehicles are found to be inoperable), or if unlawful
activities related to vehicles have occurred (e.g., vehicle sales or vehicle repair).
(Ord. 5959, 12-9-2019)
4-9-110 MANUFACTURED AND MOBILE HOME PARKS:
A. PURPOSE:
It is the purpose of this Section to provide a means of regulating manufactured home parks so as to promote the
health, safety, morals, general welfare and esthetics of the City of Renton. Manufactured home parks should provide
a pleasant residential environment which will be an enjoyable place to live and a residential asset to the City. (Ord.
3746, 9-19-1983)
B. APPLICABILITY:
Development of mobile home parks shall conform to the regulations established herein. It shall be illegal to allow or
permit any mobile home to remain in the mobile home park unless a proper space is available for it. It shall be
illegal to allow a recreational vehicle without at least one internal toilet and one internal shower to remain in the
mobile home park unless the mobile home park provides community toilets and showers. (Ord. 3902, 4 -22-1985;
Ord. 5676, 12-3-2012)
1. Exemptions: (Reserved)
C. AUTHORITY:
1. Building Official: It shall be the duty of the Building Official to enforce all provisions of this Section. (Ord.
3746, 9-19-1983)
2. Development Services Division: The Development Services Division shall be responsible for administering the
review, design and construction provisions of this Section. For inspection purposes, any of the members of the
Development Services Division or their duly authorized representatives and agents shall have the right and are
hereby empowered to enter upon any premises at any reasonable time on which any trailers or mobile homes, as
above defined, are located. The Development Services Division is empowered to issue orders, grant, renew and
revoke such permits and licenses as are provided for in accordance with the provisions of this Section.
3. Hearing Examiner: The Hearing Examiner is designated as the official agency of the City for the review and
approval of the design of a proposed mobile home park and the conduct of public hearings thereon.
D. SUBMITTAL REQUIREMENTS AND FEES: (Reserved)
E. PARK REVIEW PROCEDURES:
1. Application: The procedure for review and approval of a mobile home park consists of the preparation and
submission to the Hearing Examiner of a mobile home park plan of the proposed mobile home park.
2. Referrals, Recommendations of Department: The Development Services Division shall transmit copies of the
proposed mobile home park plan to the Public Works Department, the health agency, the Fire Department and
copies to other department heads and agencies as necessary for their review and recommendation. Two (2) copies
shall be retained by the Hearing Examiner. These departments and agencies shall make, within the scope of their
municipal functions, their respective recommendations regarding the mobile home park plan to the Development
Services Division, in writing, not less than fifteen (15) days prior to the date of hearing. (Ord. 5676, 12 -3-2012; Ord.
5806, 6-20-2016)
3. Public Notice: Shall be as required by RMC 4-8-090, Public Notice Requirements.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 805/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4. Recommendations to Hearing Examiner: The Development Services Division shall transmit the application,
the proposed mobile home park plan and the respective recommendations of City departments and other public
agencies, together with the Development Services Division recommendations, to the Hearing Examiner for study at
least seven (7) days prior to any such hearing.
5. Conditions of Approval: The Hearing Examiner may make any such changes or modifications he deems
necessary in the design or layout of a mobile home park to optimize the development and use of the site, to protect
adjoining and/or surrounding properties, developments, traffic patterns and/or accessibility.
6. Installation: A surety bond of not less than four hundred dollars ($400.00) per acre of the mobile home for a
maximum of two (2) year period guaranteeing to the City the installation according to the approved landscape plan
of walls, fences and landscaping required herein shall be posted prior to the issuance of any permits to construct the
park.
7. Construction Timing: No grading, construction or similar activities, except the clearing of land, shall be
permitted until the Hearing Examiner has given approval to the final plan.
8. Certificate of Occupancy: A signed certificate of occupancy shall signify that the mobile home park has been
satisfactorily completed according to the approved final plan and the requirements of this Section.
F. DEFERRALS:
See RMC 4-9-060.
G. MAINTENANCE:
1. General: The mobile home park shall be kept in good repair to insure that said park shall be a pleasant, safe and
sanitary living environment for present and future inhabitants.
2. Landscaping: The mobile park shall be kept in good repair and landscaped areas maintained. Landscaped areas
will be subject to periodic inspection by the Development Services Division. Landscaping shall be kept neat and
orderly.
H. EXPIRATION AND EXTENSION:
The approval of the mobile home park plan shall lapse unless a building permit based thereon is submitted within
three (3) years from the date of such approval unless extended for good cause by the Hearing Examiner upon proper
written application by the developer for a period not to exceed one year. Only one such extension shall be granted.
I. MODIFICATIONS TO APPROVED PLANS: (Reserved)
J. VIOLATION AND PENALTIES:
1. Revocation of License: The Building Official is hereby authorized to revoke any license issued pursuant to the
terms of this Chapter if after due investigation it is determined that the owner thereof has violated any of the
provisions of this Chapter or that any mobile home or mobile home park is being maintained in an unsanitary or
unsafe manner or is a nuisance. Such notice of revocation shall be in writing and shall advise the licensee of the
violations found. The licensee shall have a period of ten (10) days in which to remedy the defects or omissions
therein specified. In the event that the licensee fails or neglects to do so within the said ten (10) day period, the order
of revocation shall be final.
2. Misdemeanor: In addition to subsection J1 of this Section, any person, firm or corporation violating any of the
provisions of this Section shall, upon conviction, be guilty of a misdemeanor subject to RMC 1 -3-1, and each such
person, firm or corporation shall be deemed guilty of a separate offense for each and every day or portion thereof
during which any violation of any of the provisions of this Chapter is committed, continued or permitted. (Ord.
3746, 9-19-1983; Ord. 5159, 10-17-2005)
K. APPEALS:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 806/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
See RMC 4-8-110.
4-9-120 NONCONFORMING USES/STRUCTURES REBUILD APPROVAL PERMITS:
A. PURPOSE OF PERMIT:
The purpose of a rebuild approval permit was 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.
B. NO LONGER APPLICABLE:
This rebuild approval permit shall no longer be issued by the City. The reference hereto is only for historical
purposes. Any active rebuild approval permit shall remain valid until the expiration date noted on the permit. Upon
expiration, the permit shall not be extended and/or reissued. (Ord. 4584, 2 -12-1996; Amd. Ord. 4963, 5-13-2002;
Ord. 5647, 12-12-2011)
4-9-130 OCCUPANCY PERMITS:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
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 Chapter
until a certificate of occupancy shall have been issued by the Building Official. No permit for excavation for any
building shall be issued before the application has been made for certificate of occupancy. (Ord. 1472, 12 -18-1953)
1. Exemptions: (Reserved)
C. CERTIFICATE AVAILABLE UPON REQUEST:
Upon a written request of the owner, the Building Official 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.
D. TIMING AND PROCEDURE:
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. (Ord. 1472, 12-18-1953)
E. TEMPORARY OCCUPANCY PERMITS:
See RMC 4-9-060, Deferral of Improvement Installation Procedures.
4-9-140 OPEN SPACE, AGRICULTURAL AND TIMBER LANDS; CURRENT USE ASSESSMENT:
A. PURPOSE, APPLICABILITY, AND ADOPTION OF STATE RULES BY REFERENCE:
The City further adopts, by reference herein, the Open Space Taxation Act Rules as promulgated by the Department
of Revenue, State of Washington, on the date of October 23, 1970, or as same may be amended from time to time.
(Ord. 2844, 4-1-1974)
B. APPLICATION SUBMITTAL REQUIREMENTS: (Reserved)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 807/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
C. PROCESSING FEE:
Fees for processing any application by any owner in pursuance of chapter 84.34 RCW, Open Space, Agricultural
and Timber Lands – Current Use Conservation Futures, shall be as listed in the City of Renton Fee Schedule, which
fee is payable to the City of Renton upon filing of the application by any such owner and said fee shall be delivered
by the King County Assessor to the City of Renton upon referral of any such application to the legislative body of
the City. Such fee shall be deposited in the general fund of the City of Renton. (Ord. 5984, 10 -26-2020)
D. REFUND OF FEE UPON DENIAL OF APPLICATION:
If any such application is not approved by the City of Renton, said application fee shall be refunded by the City
Treasurer unto the applicant-owner. (Ord. 2844, 4-1-1974)
4-9-150 PLANNED URBAN DEVELOPMENT REGULATIONS:
A. PURPOSES:
There are two (2) principal purposes of the planned urban development regulations. First, it is the purpose of these
regulations to preserve and protect natural features of the land. Second, it is also the purpose of these regulations to
encourage innovation and creativity in the development of residential, business, manufacturing, or mixed use
developments by permitting a variety in the type, design, and arrangement of structures and improvements.
In order to accomplish these purposes, this Section is established to permit development which is not limited by the
strict application of the City’s zoning, parking, street, and subdivision regulations when it is demonstrated that such
new development will be superior to traditional development under standard regulations. In consideration of the
latitude given and the absence of conventional restrictions, the reviewing agencies, Hearing Examiner, and City
Council shall have wide discretionary authority in judging and approving or disapproving the innovations which
may be incorporated into planned urban developments proposed under this Section. (Ord. 5153, 9 -26-2005)
B. APPLICABILITY:
Any applicant seeking to permit development which is not limited by the strict application of the City’s zoning,
parking, street, and subdivision regulations in a comprehensive manner shall be subject to this Section. Any
amendment to existing planned urban developments shall be subject to this Chapter.
1. Zones: Planned urban developments may be permitted in all zoning districts, when processed and approved as
provided in this Section. (Ord. 5571, 11-15-2010)
2. Code Provisions That May Be Modified:
a. In approving a planned urban development, the City may modify any of the standards of chapter 4 -2 RMC,
RMC 4-3-100, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except as listed in subsection B3 of this
Section. All modifications shall be considered simultaneously as part of the planned urban development.
b. An applicant may request additional modifications from the requirements of this Title, except those listed in
subsection B3 of this Section. All modifications shall be considered simultaneously as part of the planned urban
development. (Ord. 5571, 11-15-2010; Ord. 5749, 1-12-2015)
3. Code Provisions Restricted from Modification:
a. Permitted Uses: A planned urban development may not authorize uses that are inconsistent with those uses
allowed by the underlying zone, or overlay district, or other location restriction in RMC Title 4, including, but
not limited to: RMC 4-2-010 to 4-2-080, 4-3-010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010;
b. Density/Permitted Number of Dwelling Units: The number of dwelling units shall not exceed the density
allowances of the applicable base or overlay zone or bonus criteria in chapter 4 -2 or 4-9 RMC; however,
averaging density across a site with multiple zoning classifications may be allowed if approved by the
Community and Economic Development Administrator; (Ord. 5675, 12 -3-2012)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 808/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Planned Urban Development Regulations: The City may not modify any of the provisions of this Section,
Planned Urban Development Regulations, unless explicitly permitted as specified below;
d. Procedures: The City may not modify any of the procedural provisions of RMC Title 4, including, but not
limited to, fees, submittal requirements, and other similar provisions found in chapters 4 -1, 4-7, 4-8 and 4-9
RMC; and
e. Specific Limitations: The City may not modify any provision of RMC 4 -3-050, Critical Areas Regulations,
4-3-090, Shoreline Master Program Regulations, 4-4-130, Tree Cutting and Land Clearing, 4-4-060, Grading,
Excavation and Mining Regulations, chapter 4 -5 RMC, or RMC 4-6-010 to 4-6-050 and 4-6-070 through
4-6-110 related to utilities and concurrency, except that provisions may be altered for these codes by alternates,
modification, conditional use, or variance as specifically allowed in the referenced Chapter or Section. Such
alternates, modification, conditional use, or variance applications may be merged with the consideration of a
planned urban development per RMC 4-9-150H. (Ord. 4351, 5-4-1992; Amd. Ord. 5153, 9-26-2005; Ord.
5841, 6-12-2017)
C. ROLES AND RESPONSIBILITY:
1. The Department of Community and Economic Development (CED): CED shall be responsible for the general
administration and coordination of this Section. However, all proposed Code modifications shall be reviewed at the
same time by the Hearing Examiner.
2. City Departments: Applicable City departments shall review each proposed planned urban development in
accordance with procedures in chapter 4-8 RMC and this Chapter as appropriate.
3. Hearing Examiner: The Hearing Examiner shall be the official City designee for the public hearings, or review
of requested Code modifications, as well as the overall proposal itself. (Ord. 4039, 1 -19-1987; Amd. Ord. 5153,
9-26-2005; Ord. 5519, 12-14-2009)
D. DECISION CRITERIA:
The City may approve a planned urban development only if it finds that the following requirements are met.
1. Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed
development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed
development will be superior to that which would result without a planned urban development, and that the
development will not be unduly detrimental to surrounding properties.
2. Public Benefit Required: In addition, applicants shall demonstrate that a proposed development will provide
specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed
planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that
the proposed development will provide one or more of the following benefits than would result from the
development of the subject site without the proposed planned urban development:
a. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a
planned urban development; or
b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as
significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise
required by other City regulations; or
c. Public Facilities: Provides public facilities that could not be required by the City for development of the
subject property without a planned urban development; or
d. Use of Sustainable Development Techniques: Design which results in a sustainable development; such as
LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques
beyond that required by the Surface Water Design Manual, etc.; or
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 809/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
e. Overall Design: Provides a planned urban development design that is superior to the design that would
result from development of the subject property without a planned urban development. A superior design may
include the following:
i. Open Space/Recreation:
(a) Provides increased open space or recreational facilities beyond standard code requirements and
considered equivalent to features that would offset park mitigation fees in Resolution 3082; and
(b) Provides a quality environment through either passive or active recreation facilities and attractive
common areas, including accessibility to buildings from parking areas and public walkways; or
ii. Circulation/Screening: Provides superior circulation patterns or location or screening of parking
facilities; or
iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the
proposed planned urban development; provided, common open space containing natural features may be
left unimproved; or (Ord. 5917, 12-10-2018)
iv. Site and Building Design: Provides superior architectural design, placement, relationship or
orientation of structures, or use of solar energy; or
v. Alleys: Provides alleys for proposed detached or attached units with individual, private ground related
entries. (Ord. 5520, 12-14-2009; Ord. 5571, 11-15-2010; Ord. 5828, 12-12-2016)
3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with
all of the following criteria:
a. Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development
perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall
reduce the potential for light and glare.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be
related by coordinated materials and roof styles, but contrast should be provided throughout a site by the
use of varied materials, architectural detailing, building orientation or housing type; e.g., single family,
townhouses, flats, etc. (Ord. 5520, 12 -14-2009)
b. Circulation:
i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient
pedestrian and vehicle access commensurate with the location, size and density of the proposed
development. All public and private streets shall accommodate emergency vehicle access and the traffic
demand created by the development as documented in a traffic and circulation report approved by the
City. Vehicle access shall not be unduly detrimental to adjacent areas.
ii. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited
driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public
walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
c. Infrastructure and Services: Provides utility services, emergency services, and other improvements,
existing and proposed, which are sufficient to serve the development.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 810/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Clusters or Building Groups and Open Space: An appearance of openness created by clustering,
separation of building groups, and through the use of well -designed open space and landscaping, or a reduction
in amount of impervious surfaces not otherwise required.
e. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy
for adjacent and abutting dwelling units. Each residential or mixed use development shall provide visual and
acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and
landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy
of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate
areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide
sufficient privacy. Sufficient light and air are provided to each dwelling unit. (Ord. 5676, 12 -3-2012)
f. Building Orientation: Provides buildings oriented to enhance views from within the site by taking
advantage of topography, building location and style.
g. Parking Area Design: Provides parking areas that are complemented by landscaping and not designed in
long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the
group of buildings served. The design provides for efficient use of parking, and shared parking facilities where
appropriate. (Ord. 5571, 11-15-2010)
h. Phasing: Each phase of the proposed development contains the required parking spaces, open space,
recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable
environment, so that each phase, together with previous phases, can stand alone.
4. Compliance with Development Standards: Each planned urban development shall demonstrate compliance
with the development standards contained in subsection E of this Section, the underlying zone, and any overlay
districts; unless a modification for a specific development standard has been requested pursuant to subsection B2 of
this Section. (Ord. 5153, 9-26-2005; Ord. 5571, 11-15-2010)
E. DEVELOPMENT STANDARDS:
1. Common Open Space Standard: Open space shall be concentrated in large usable areas and may be designed to
provide either active or passive recreation. Requirements for residential, mixed use, commercial, and industrial
developments are described below.
a. Residential: For residential developments open space must equal at least ten percent (10%) of the
development site’s gross land area.
i. Open space may include, but is not limited to, the following:
(a) A trail that allows opportunity for passive recreation within a critical area buffer (only the square
footage of the trail shall be included in the open space area calculation), or
(b) A sidewalk and its associated landscape strip, when abutting the edge of a critical area buffer and
when a part of a new public or private road, or
(c) A similar proposal as approved by the Hearing Examiner.
ii. Additionally, a minimum area equal to fifty (50) square feet per unit of common space or recreation
area shall be provided in a concentrated space as illustrated in Figure 1.
iii. Stormwater facilities may be incorporated with the open space, common space or recreation area on a
case-by-case basis if the Hearing Examiner finds:
(a) The stormwater facility utilizes the techniques and landscape requirements set forth in The
Integrated Pond, King County Water and Land Resources Division, or an equivalent manual, or
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 811/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(b) The surface water feature serves areas outside of the planned urban development and is appropriate
in size and creates a benefit.
Site Area: 1.5 acres
Typical Lot Size: 4,500 sq. ft.
Total Number of Lots: 12
Site Area: 1.5 acres
Typical Lot Size: 3,500 sq. ft.
Total Number of Lots: 12
Open Space: 7,134 sq. ft.
Standard Subdivision Example Planned Urban Development Approach
Figure 1. Common Open Space Example
(Ord. 5571, 11-15-2010; Ord. 5676, 12-3-2012)
b. Mixed Use – Residential Portions: Subsections E1bi to v of this Section specify common open space
standards for the residential portions of mixed use developments.
i. Mixed use residential and attached housing developments of ten (10) or more dwelling units shall
provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The
common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and
proposed type of common space or recreation area shall be subject to approval by the Hearing Examiner.
The required common open space shall be satisfied with one or more of the elements listed below. The
Hearing Examiner may require more than one of the following elements for developments having more
than one hundred (100) units.
(a) Courtyards, plazas, or multipurpose open spaces;
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 812/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level
must feature views or amenities that are unique to the site and provided as an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the public street system;
(d) Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise
areas, game rooms, or other similar facilities; or
(e) Children’s play spaces. (Ord. 5676, 12-3-2012)
ii. Required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the
common space requirement or be located in dedicated outdoor recreation or common use areas.
iii. Required yard setback areas shall not count toward outdoor recreation and common space unless such
areas are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or
passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to
all residents of the development.
iv. Private decks, balconies, and private ground floor open space shall not count toward the common
space/recreation area requirement.
Figure 2. A visible and accessible residential common area containing landscaping and other amenities.
v. Other required landscaping, and sensitive area buffers without common access links, such as pedestrian
trails, shall not be included toward the required recreation and common space requirement.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 813/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Mixed Use Nonresidential Portions, or Commercial, or Industrial Uses: The following subsections
specify common open space requirements applicable to nonresidential portions of mixed use developments or
to single use commercial or industrial developments:
i. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses
(excludes parking garage floorplate areas) shall provide pedestrian -oriented space according to the
following formula:
1% of the lot area + 1% of the building area = Minimum amount of pedestrian -oriented space
Figure 3. Examples of pedestrian-oriented space associated with a large scale retail building.
ii. To qualify as pedestrian-oriented space, the following must be included:
(a) Visual and pedestrian access (including barrier -free access) to the abutting structures from the
public right-of-way or a courtyard not subject to vehicular traffic,
(b) Paved walking surfaces of either concrete or approved unit paving,
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 814/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(c) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the
ground, and
(d) At least three (3) feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square
feet of plaza area or open space.
iii. The following features are encouraged in pedestrian-oriented space and may be required by the
Hearing Examiner.
(a) Pedestrian-oriented uses at the building facade facing the pedestrian -oriented space.
(b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and
security – such as adjacent to a building entry.
(c) Pedestrian-oriented facades on some or all buildings facing the space consistent with Figure 4.
(d) Public seating that is durable or easily replaceable, maintainable, and accessible. (Ord. 5676,
12-3-2012)
Figure 4. Pedestrian-oriented spaces, visible from the street, including ample seating areas, movable
furniture, special paving, landscaping components, and adjacent pedestrian-oriented uses.
iv. The following are prohibited within pedestrian -oriented space:
(a) Adjacent unscreened parking lots,
(b) Adjacent chain link fences,
(c) Adjacent blank walls,
(d) Adjacent dumpsters or service areas, and
(e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the
pedestrian environment.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 815/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Open Space Orientation: The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro-climatic conditions.
e. Common Open Space Guidelines: Common space areas in mixed use residential and attached residential
projects should be centrally located so they are near a majority of dwelling units, accessible and usable to
residents, and visible from surrounding units.
i. Common space areas should be located to take advantage of surrounding features such as building
entrances, significant landscaping, unique topography or architecture, and solar exposure.
ii. In mixed use residential and attached residential projects children’s play space should be centrally
located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage
facilities, streets, and parking areas.
2. Private Open Space: Each residential unit in a planned urban development shall have usable private open space
(in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Each
ground floor unit, whether attached or detached, shall have private open space contiguous to the unit. The private
open space shall be well demarcated and at least fifteen feet (15') in every dimension (decks on upper floors can
substitute for the required private open space). For dwelling units that are exclusively upper story units, there shall
be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'). For dwelling
units located above the sixth story, private open space may be provided by a shallow balcony accessed by a door
with at least fifty percent (50%) glazing; any required private open space not provided by the balcony shall be added
to the required common open space, pursuant to subsection E1 of this Section. The minimum dimensional standards
of this Section may be modified through the planned urban development review process; provided, that the
minimum area requirement is maintained. (Ord. 5571, 11-15-2010; Ord. 5759, 6-22-2015; Ord. 5841, 6-12-2017)
3. Installation and Maintenance of Common Open Space:
a. Installation: All common area and open space shall be landscaped within one year of the date of final
approval of the planned urban development, and in accordance with RMC 4 -4-070, Landscaping; provided, that
the landscaping plan submitted by the applicant and approved by the City shall govern in the event of any
conflict between RMC 4-4-070 and the approved landscaping plan.
b. Maintenance: Landscaping shall be maintained pursuant to requirements of RMC 4 -4-070, Landscaping.
(Ord. 5841, 6-12-2017; Ord. 5917, 12-10-2018)
4. Installation and Maintenance of Common Facilities:
a. Installation: Prior to the issuance of any occupancy permits, all common facilities, including but not limited
to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred
by the Administrator, assured through a security device to the City equal to the provisions of RMC 4 -9-060,
except for such common facilities that are intended to serve only future phases of a planned urban
development. Any common facilities that are intended to serve both the present and future phases of a planned
urban development shall be installed or secured with a security instrument as specified above before occupancy
of the earliest phase that will be served. At the time of such security and deferral, the City shall determine what
portion of the costs of improvements is attributable to each phase of a planned urban development. (Ord. 5676,
12-3-2012)
b. Maintenance: All common facilities not dedicated to the City shall be permanently maintained by the
planned urban development owner, if there is only one owner, or by the property owners’ association, or the
agent(s) thereof. In the event that such facilities are not maintained in a responsible manner, as determined by
the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property
owners’ association accordingly. Such bill, if unpaid, shall become a lien against each individual property.
(Ord. 5153, 9-26-2005)
F. PROCEDURE FOR PRELIMINARY APPROVAL OF PLANNED URBAN DEVELOPMENTS:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 816/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
The approval of a planned urban development shall be by the Hearing Examiner, upon recommendation from the
City Staff, and shall be processed in accordance with the following procedures:
1. Permit Process: Planned urban developments shall be processed consistent with chapter 4-8 RMC as Type II or
III permits as specified.
2. Filing of Application: The application for preliminary approval of a planned urban development shall be filed
with the Department of Community and Economic Development accompanied by a filing fee as estalished by the
City of Renton Fee Schedule (“Fee Schedule”). Wherever a planned urban development is intended to be subdivided
into smaller parcels, an application for preliminary plat approval may be submitted together with the application for
final planned urban development approval. In such case, the preliminary plat and the final planned urban
development shall be processed and reviewed concurrently. Subsequent to final planned urban development
approval, a planned urban development may also be subdivided by the binding site plan process.
3. Informal Review: Applicant must submit a conceptual plan for preapplication review, prior to submission of an
application for preliminary approval.
4. Submittal Requirements and Application Fees: A preliminary development plan shall be submitted to the
Department of Community and Economic Development and shall include the general intent of the development,
apportionment of land for buildings and land use, proposed phases, if any, and such other information or
documentation which the Department of Community and Economic Development shall require. Submittal
requirements and fees shall be as listed in RMC 4 -8-120C, Land Use Applications, and the Fee Schedule.
5. Public Notice and Comment Period: See RMC 4-8-090, Public Notice Requirements.
6. Phasing: Planned urban developments may be proposed to be developed in one or more phases. If developed in
phases, each phase of the planned urban development shall contain adequate parking, open space, recreation space,
public benefits, landscaping, buffering, circulation, utilities and other improvements necessary so that each phase,
together with any earlier phases, may stand alone and satisfy the purposes of this Section. Further, each phase must
meet the requirements of subsection D2 of this Section, Public Benefit Required, unless the public benefits have
been met by previously approved phases.
7. Review Process: The preliminary plan shall be circulated to all reviewing departments for comments. The
Department of Community and Economic Development shall evaluate whether the plans comply with the
development policies of the Renton Comprehensive Plan and this Section and shall make a recommendation to the
Hearing Examiner accordingly.
8. Decision:
a. Preliminary Planned Urban Development – New Development: After public hearing, the Hearing
Examiner shall approve, approve with conditions, or deny the preliminary plan. The preliminary plan shall
contain an accurate description of the boundaries, land uses and number of units of the planned urban
development, and any phases thereof, as well as the effective date of approval and the date of expiration of such
approval.
b. Preliminary Planned Urban Development – Existing Development with Binding Site Plan: After public
hearing, the Hearing Examiner shall approve, approve with conditions, or deny the preliminary plan. The
preliminary plan shall contain an accurate description of the boundaries, land uses and number of units of the
planned urban development, and any phases thereof, as well as the effective date of approval and the date of
expiration of such approval, on its face prior to recording with King County.
9. Effect of an Approved Preliminary Plan: The approval of a preliminary plan constitutes the City’s acceptance
of the general project, including its density, intensity, arrangement and design. Approval authorizes the applicant or
subsequent owner to apply for final plan approval of the planned urban development or phase(s) thereof. Preliminary
plan approval does not authorize any building permits or any site work without appropriate permits. An approved
preliminary plan binds the future planned urban development site and all subsequent owners to the uses, densities,
and standards of the preliminary plan until such time as a final plan is approved for the entire site or all phases of the
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 817/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
site, or a new preliminary plan is approved, or the preliminary plan is abandoned in writing or expires subject to the
provisions of subsections G and K of this Section.
10. Zoning Map Revised:
a. New Planned Urban Development Approval: Upon approval of a preliminary planned urban development,
the City shall place the planned urban development land use file number as an overlay on the subject property
on the City of Renton’s COR Maps, the City’s online interactive mapping application available through the
City’s website. (Ord. 5571, 11-15-2010)
b. Demonstration Ordinances: Ordinances 4468 and 4550, which created demonstration developments known
as Village on Union and certain divisions of the Orchards, are hereby considered final planned urban
developments for the purposes of code implementation. (Ord. 5153, 9-26-2005; Ord. 5519, 12-14-2009; Ord.
5984, 10-26-2020)
G. FINAL PLAN REVIEW PROCEDURES:
1. Time Limits:
a. Preliminary Approval of Planned Urban Development Not Associated with a Subdivision: The
applicant shall, within two (2) years of the effective date of action by the Hearing Examiner to approve the
preliminary plan, submit to the Department of Community and Economic Development a final plan showing
the ultimate design and specific details of the proposed planned urban development or the final phase or phases
thereof. Following approval of the final plan, and within the two (2) year effective date of the approved
preliminary plan, the applicant shall submit complete building permit applications.
Upon application, the Hearing Examiner may grant an extension of the approved preliminary plan for a
maximum of two (2) years. Application for such extension shall be made at least thirty (30) days prior to the
expiration date of preliminary plan approval. Only one such extension may be granted for a planned urban
development.
b. Preliminary Approval of a Planned Urban Development with Concurrent Preliminary Subdivision:
The applicant shall submit the final plan within five (5) years of the effective date of action by the Hearing
Examiner to approve the preliminary plan. If approval of the preliminary subdivision is legally extended, the
preliminary plan approval shall also be extended.
c. Expiration of Preliminary Approval: If a final plan is not filed within the identified time limits or within
the extended time period, if any, the planned urban development preliminary plan shall be deemed to have
expired or been abandoned. Once a planned urban development preliminary plat has been deemed to have
expired or been abandoned, a new application is required to proceed, and the development standards existing at
the time of the new application shall apply.
d. Remaining Preliminary Phases with Completion of One Phase: Approval of a final plan for any phase of
the approved preliminary plan shall constitute an extension for two (2) years of the remainder of the
preliminary plan from the effective date of action on the final plan. (Ord. 5519, 12 -14-2009; Ord. 5571,
11-15-2010; Ord. 5676, 12-3-2012)
2. Submittal Requirements and Fees for Final Plan Application: A final plan application shall be submitted for a
planned urban development, or a phase thereof, to the Department of Community and Economic Development. The
proposed final plan shall be in substantial conformance with the approved preliminary plans, including phasing,
subject to the provisions of subsections G4 and G5 of this Section. Submittal requirements shall be as listed in RMC
4-8-120C, Land Use Applications. Application fees shall be as listed in RMC 4-1-170, Land Use Review Fees. (Ord.
5519, 12-14-2009)
3. Public Notice: Public notice shall be provided in the manner prescribed for preliminary plans.
4. Minor Modifications: As part of the approval of a final plan, the City may require or approve a minor deviation
from the preliminary plan if:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 818/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. The change is necessary because of natural features of the subject property not foreseen by the applicant or
the City prior to the approval of the preliminary development plan; or
b. The change will not have the effect of significantly reducing any area of landscaping, open space, natural
area or parking; or
c. The change will not have the effect of increasing the density or significantly increasing the total amount of
floor area of the planned urban development; or
d. The change will not result in any structure, circulation or parking area being moved significantly in any
direction; or
e. The change will not reduce any setback approved as part of the preliminary plan by more than ten percent
(10%) and the required minimum setback is met; or
f. The change will not result in a significant increase in the height of any structure as approved in the
preliminary plan; or
g. The change will not increase or create any adverse impacts or undesirable effects on the surrounding
neighborhood.
5. Major Modifications: Major modifications are those which substantially change the basic design, density,
circulation, or open space requirements of the planned urban development. Major modifications to a preliminary
plan planned urban development shall be processed as a new preliminary plan.
6. Review and Approval of Final Plan: The final plan shall be reviewed by the applicable City departments, in the
manner prescribed for preliminary plans, to determine if the final plan is in substantial conformance with the
approved preliminary plan and is consistent with the purposes and review criteria of this Section. The Community
and Economic Development Administrator shall make a decision to approve, approve with conditions or deny the
final plan. The decision shall include a description of the elements of the approved planned urban development,
including land uses, number of units, phasing, the effective date of approval and of expiration, time limits, required
improvements and the schedule for implementation, and any conditions that may apply to the planned urban
development. (Ord. 5676, 12-3-2012)
a. Covenants Required:
i. Covenants Generally: As a condition of final planned urban development approval, covenants shall be
executed that run with the land, and with all subdivided portions thereof, stating that such property is part
of an approved planned urban development, and including the file number thereof and a description of the
uses, densities and phases of the approved planned urban development. Such covenant shall also be
recorded for each property created through any subsequent subdivisions.
ii. Specifications of Variations: All final planned urban developments shall include specifications that are
recorded with the planned urban development indicating which lots or structures vary from which specific
zoning requirement. Covenants shall indicate that such lots or structures shall meet the standard created
with the approval of the planned urban development or the current zone in effect at the time of subsequent
land use, building or construction permits.
b. Property Owners’ Association Required: For residential planned urban developments, the developer or
owner(s) of a planned urban development shall be required to form a legally incorporated property owners’
association prior to the occupancy of any portion of a planned urban development. If there is only one owner of
the planned urban development, either a property owners’ association shall be formed or a covenant running
with the land shall be filed requiring the formation of such an association prior to the first subsequent sale of
the property, or portion thereof. For nonresidential planned urban developments, the City may establish
covenants as necessary to ensure maintenance of infrastructure and open space or other common
improvements. (Ord. 5519, 12-14-2009; Ord. 5676, 12-3-2012)
7. Effect of an Approved Final Plan:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 819/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Standards Superimposed: The final approval of a planned urban development, under the procedures
detailed in this Section, shall superimpose the requirements of that specific approved planned urban
development on the underlying zone regulations as an exception thereto, to the extent that the requirements of
the planned urban development modify or supersede the regulations of the underlying zone. Final plan approval
shall be binding upon property or the respective phase(s) with regards to density, intensity, open space, uses,
and other standards until such time as a new final planned urban development is approved or the final plan
expires or is abandoned subject to subsection K of this Section.
b. Construction Authorized: Approval of a final planned urban development is authorization to apply for
building permits to construct the planned urban development. Construction of any portion of the planned urban
development requires a current approved planned urban development and a current building permit. (Ord. 5153,
9-26-2005; Ord. 5917, 12-10-2018)
H. MERGER OF APPLICATIONS OR REVIEW STAGES:
1. Merger of Review Stages: The applicant may request that review and decision on the preliminary plan and final
plan be merged in one decision. The merged decision shall follow the procedural steps required of a preliminary
plan. However, the applicant shall submit all plans and information in the detail required for a final plan and shall
comply with all other requirements and standards for a final plan.
2. Merger with Other Applications: A preliminary planned urban development may be considered simultaneously
with any other land use permit required for a proposal, including but not limited to: preliminary plats, short plats,
binding site plans, critical area modifications or variances, shoreline substantial developments permits, shoreline
variances, shoreline conditional use permits, grading regulation modifications or variances, or other applications.
Where merged, the review criteria for all of the applications shall be considered simultaneously with the planned
urban development criteria in subsection C of this Section. Where there are conflicts with review criteria, the criteria
of subsection C of this Section shall govern. Where merged, all permits shall be considered simultaneously as part of
the planned urban development. The review authority shall be determined consistent with RMC 4 -8-080C2, Review
Authority for Multiple Permit Applications. (Ord. 5153, 9-26-2005)
I. APPEALS OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATOR’S DECISION ON A
FINAL PLANNED URBAN DEVELOPMENT:
The Community and Economic Development Administrator’s decision on a final planned urban development may
be appealed to the Hearing Examiner pursuant to RMC 4-8-110. If the Hearing Examiner acts on appeal to approve
a final planned urban development, the decision will include an effective date of approval consistent with
subsections G and K of this Section. (Ord. 5153, 9-26-2005; Ord. 5519, 12-14-2009; Ord. 5676, 12-3-2012)
J. BUILDING AND OCCUPANCY PERMITS:
1. Conformance with Final Plan Required: Building permits shall be issued for construction in planned urban
developments only in accordance with the approved final plan.
2. Minor Adjustments to Final Plan:
a. Minor Adjustments Prior to Building Permits: Minor adjustments to the final plan which involve only
insignificant revisions to the exact location and configuration of buildings, roadways, open space or other
features and do not involve any changes in density, relative density within the site, intensity, architectural style,
housing type or other significant characteristics of the planned urban development may be approved by the
Development Services Division when issuing building permits. Adjustments that are determined by the
Development Services Division to not be minor adjustments shall require the submittal of a new final plan or
preliminary plan application, according to subsections G4 and G5 of this Section, Modifications.
b. Minor Variations to Development following Final Planned Urban Development: Property owners of
units or improvements may apply for subsequent land use, building, and construction permits. Such permits
may be approved subject to City requirements; provided, that the proposals meet the standard created with the
approval of the planned urban development or the current zone in effect at the time of the application. Common
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 820/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
areas shall be maintained consistent with the approved planned urban development. Replacement of paving or
landscaping to equivalent types is allowed subject to City authorization that the activities are consistent with
the planned urban development approval and any applicable City codes.
3. Occupancy Permit Issuance Procedure: Occupancy permits shall be granted consistent with the requirements in
RMC Title 4. Conditions of approval shall be based upon actions to be achieved prior to issuance of construction
permits or building permits. Deferrals of improvements shall be determined by the Community and Economic
Development Administrator pursuant to RMC 4-9-060. (Ord. 5450, 3-2-2009)
4. Occupation of Structures: Any finished structures, short of full implementation of an approved final plan for a
planned urban development or those phases thereof, may be occupied upon the issuance of a conditional use permit
by the Hearing Examiner together with such conditions, covenants or other terms in order to assure compliance with
the requirements of this Section, Development Standards, and/or any other applicable provision of this Section and
the City’s zoning regulations. (Ord. 5153, 9-26-2005)
K. EXPIRATION OR ABANDONMENT OF A PLANNED URBAN DEVELOPMENT:
1. Expiration: Expiration of an approved preliminary plan shall be defined as failure to satisfy the time limits or
other requirements of submitting a final plan application. Expiration of an approved final plan planned urban
development shall be defined as failure to initiate construction of a planned urban development or failure to submit a
complete building permit application within the approved final plan time limits. Expiration can only occur if no
on-site construction has begun or the expiration of building permits has occurred. (Ord. 5519, 12 -14-2009)
2. Abandonment: “Abandonment of a preliminary and/or final plan” for the purpose of this Section shall mean the
failure and neglect of the applicant to meet the requirements of subsection G1 of this Section, or to diligently pursue
the project and the improvements incidental thereto for a period of six (6) months, after beginning or completing
construction of any of the residential units, utilities, streets or other improvements of any phase of a planned urban
development. Abandonment shall also occur when the applicant has provided a written statement indicating that
he/she is abandoning the preliminary and/or final plan.
3. Resuming Development of an Abandoned Planned Urban Development Site: In order to resume development
of an abandoned planned urban development site, a new final plan application shall be submitted for any partially
completed phase of the planned urban development and a new preliminary plan application shall be submitted for all
remaining portions of the site. In any case, all subsequent preliminary or final plans shall adhere to the Renton City
Code provisions in force at the time of resubmission including open space, dwelling unit density and setback
requirements. No building permits shall be issued, renewed or extended until such new preliminary or final plans are
approved. (Ord. 5153, 9-26-2005; Ord. 5917, 12-10-2018)
L. VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Section are misdemeanors subject to RMC 1 -3-1. (Ord. 4351,
5-4-1992; Ord. 5153, 9-26-2005; Ord. 5159, 10-17-2005; Ord. 5519, 12-14-2009)
4-9-160 PUBLIC ART EXEMPTION PROCEDURE:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
“Objects of art” for the purposes of this Section shall include, but not be limited to, sculptures, wall paintings,
murals, collages or banners by artists recognized by the Renton Municipal Arts Commission and when consistent
with guidelines, if any, established by the Renton Municipal Arts Commission. (Ord. 4401, 5 -3-1993)
C. CRITERIA FOR EXEMPTIONS FROM SIGN CODE REQUIREMENTS:
Objects of art are exempt from the requirements of the City’s Sign Code when:
1. Sited in a manner as to be readily accessible to pedestrians for passive viewing;
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 821/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Sited in a manner so as not to unduly divert the attention of motorists from the roadway;
3. Stationary and do not revolve or otherwise move;
4. Not illuminated;
5. In good taste and reasonably reflect acceptable community values;
6. Of sufficient durability so as to have a life expectancy of at least ten (10) years;
7. Not used or referred to in the media or by the owners of the premises or operators of businesses contained thereon
for business advertising purposes.
D. EXEMPTION CERTIFICATE REQUIRED FOR PUBLIC ART:
Before a proposed object of art may be exempted from the City’s Sign Code, the property owner or his/her
representative shall apply for and be granted a public art exemption certificate by the City. Placement of objects of
art exempted from the Sign Code must comply with the other provisions of the City’s Zoning and Building Codes.
E. EXEMPTION APPLICATION PROCEDURE:
Applicants must submit an application with the appropriate filing fees according to the City’s established fee
schedule to the Department of Community and Economic Development. The application shall include five (5) sets
of photographs, scaled drawings, and/or three (3) dimensional depictions of the proposed objects/surfaces to be
exempted, a biographical sketch of the artist, and appropriate site plans and wall elevations depicting the location of
the objects of art. (Ord. 5676, 12-3-2012)
F. STAFF REVIEW OF EXEMPTION REQUESTS:
If the Community and Economic Development Administrator determines that there is no issue as to the artistic merit
of the proposed object, then the applicant shall be issued a public art exemption certificate. Appeals from
administrative decisions may be filed as referenced in RMC 4-8-110,
Appeals. (Ord. 4401, 5-3-1993; Amd. Ord. 4720, 5-4-1998; Ord. 5676, 12-3-2012)
G. SPECIAL ARTS COMMISSION REVIEW OF EXEMPTION REQUESTS:
If the Community and Economic Development Administrator determines that there is an issue as to the artistic merit
of the object, then upon receipt of a completed application the Department of Community and Economic
Development shall forward the application to the Renton Municipal Arts Commission for review and
recommendation and shall notify the applicant of the date the application was transferred to the Commission.
1. Commission Review and Recommendations: The Renton Municipal Arts Commission, following adopted
procedures, shall review and transmit to the Department of Community and Economic Development a
recommendation on the application not later than forty five (45) days from the date of acceptance of a complete
application, in accordance with the following procedures.
2. Renton Municipal Arts Commission Role Regarding Public Art Exemption Certificate: The role of the
Commission shall be to: (1) recommend whether proposed objects of art reasonably reflect acceptable community
values; (2) recommend whether the proposed siting location, size/scale, etc., are appropriate for public display; (3)
recommend whether adequate provisions have been made for public access and passive viewing of the objects of art;
and (4) to determine whether the objects of art are consistent with the Commission’s established guidelines and are
by a recognized artist.
3. Determination of Artist Recognition: In determining that an artist is recognized, the Renton Municipal Arts
Commission shall establish a panel, consisting of three (3) Renton Municipal Arts Commissioners and two (2) artists
or instructors who are actively engaged in the medium used to create the proposed object of art for which exemption
has been applied, which shall determine whether or not said proposed object of art meets or exceeds the standards
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 822/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
generally accepted for that medium, and whether or not media and technique show competency and quality of
workmanship.
4. Fee: A separate fee, up to a maximum of three hundred dollars ($300.00), will be charged to the applicant for the
costs associated with the Renton Municipal Arts Commission’s selection of the peer review panel. This fee will be
determined by the Renton Municipal Arts Commission. (Ord. 5676, 12 -3-2012)
H. FINAL AUTHORITY:
After reviewing the recommendation of the Renton Municipal Arts Commission, the Community and Economic
Development Administrator shall make a determination as to whether a public art exemption certificate shall be
issued. (Ord. 5676, 12-3-2012)
I. APPEAL:
If, after reviewing the recommendation of the Renton Municipal Arts Commission, the Community and Economic
Development Administrator determines that the public art exemption is denied, the applicant may appeal that
determination to the Hearing Examiner pursuant to RMC 4-8-110, Appeals.
1. Standing and Authority for Hearing Appeal: If, after reviewing the recommendation of the Renton Municipal
Arts Commission, the Community and Economic Development Administrator determines that the public art
exemption is denied, the applicant may appeal that determination to the Hearing Examiner. The decision from which
the appeal is taken will be an administrative decision for purposes of appeal.
2. Transmittal of File and Staff Report to Examiner: On appeal, the Department of Community and Economic
Development shall submit the official file, including one set of the application materials together with the
recommendation of the Renton Municipal Arts Commission and a staff report, to the Hearing Examiner at least ten
(10) days prior to the Hearing Examiner’s scheduled public hearing on this item. (Ord. 4401, 5 -3-1993; Ord. 5676,
12-3-2012)
4-9-170 RAILROAD AND UTILITY LINE CONSTRUCTION PERMIT:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
No person or corporation shall build or construct any railroad of any kind or any street railway, telegraph line,
telephone line, electric light line, gas main or underground conduit for use of any public utility company in any
street, avenue or alley of the City without first obtaining a permit therefor from the Council and no person shall
make any excavation of any kind or deposit any material or thing in any street, avenue or alley of this City for the
purpose or with the intention of building, constructing or extending any such street railway, telegraph line, telephone
line, electric light line, gas main or underground conduit for use of any public utility company without first
obtaining such permit from the Council. (Ord. 1065, 9 -5-1939)
C. NO PERMIT FOR ORDINARY REPAIR:
It shall be no defense of any prosecution or proceeding under this Chapter that a franchise to build or construct any
such street railway, telegraph line, telephone line, electric light line, gas main or underground conduit for use of any
public utility company that has been granted by any law of this City, but this Chapter shall not be so construed as to
require a permit for the construction of ordinary repairs to any such structure where such repairs are made in good
faith and not for the purpose of construction of such structure.
D. DECISION CRITERIA:
If the person applying to the Council for any such permit shall have a valid and existing franchise or permission for
the structure desired under any valid law of the City, the Council may grant such permit provided that said Council
shall defer or temporarily refuse the granting thereof until such time as it deems proper or in its discretion in all
cases where the street, avenue or alley in or on which the work desired to be done is occupied or about to be
occupied in any work by the City in improving or repairing such street, avenue, alley or public place, or in repairing
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 823/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
other property of the City, or in cases where such street, avenue, alley or public place is occupied or about to be
occupied by any other persons having the right to use the same in such manner as to render it inconvenient to the
public to permit any further obstruction thereof at said time, and provided, further, that a sufficient portion of such
street, avenue, alley or public place shall, as far as possible, be open for public use for the purposes of traffic, and in
all cases, any work of the City or its contractors or employees shall have precedence over all other work of any kind.
E. VIOLATION OF THIS CHAPTER AND PENALTIES:
1. Construction without Permit Considered Public Nuisance: All street railways, telegraph lines, telephone lines,
electric light lines, gas mains or underground conduits for use of any public utility company and all rails, ties,
planks, posts, wires or other structures, apparatus or material built, constructed or placed in any street, avenue or
alley of the City without a permit having first been issued therefor in compliance with the provisions of this Chapter
shall constitute a public nuisance and shall be abated in the manner provided by the City law of the City. Unless
otherwise specified, violations of this Section are misdemeanors subject to RMC 1 -3-1. (Ord. 1065, 9-5-1939; Ord.
5159, 10-17-2005)
4-9-180 REZONE PROCESS:
A. PURPOSE:
The purpose of this Section is to describe the procedure for processing applications for rezones in the City of
Renton. This Section addresses both rezones requiring a Comprehensive Plan Amendment and rezones that do not
require a Comprehensive Plan Amendment.
B. WHO MAY APPLY:
An application for a rezone of property may be made by the property owner, or somebody authorized on the owner’s
behalf, on forms provided by and filed with the Department of Community and Economic Development.
C. AUTHORITY FOR REZONES REQUIRING A PLAN AMENDMENT:
In accordance with RCW 35.63.110 the Planning Commission has the authority to recommend zoning to the
legislative body requiring a Comprehensive Plan Amendment after conducting a public hearing thereon.
D. AUTHORITY FOR REZONES NOT REQUIRING PLAN AMENDMENT:
Rezone requests not requiring an amendment to the Comprehensive Plan shall be reviewed in an open public hearing
held before the Hearing Examiner under the procedures and rules of the Hearing Examiner, as authorized by RCW
35.63.130. The applicant will have the burden and duty of applying for and pursuing the rezone.
E. SUBMITTAL REQUIREMENTS AND FEES:
Submittal requirements and fees shall be as specified in RMC 4 -8-120C, Land Use Applications, and the City of
Renton Fee Schedule. (Ord. 5984, 10-26-2020)
F. DECISION CRITERIA FOR CHANGE OF ZONE CLASSIFICATION:
1. Criteria for Rezones Requiring a Comprehensive Plan Amendment: An application for a rezone of one or
more properties shall require a Comprehensive Plan Amendment if the proposed zone is not implemented by the
underlying Comprehensive Plan land use designation, and shall therefore be subject to the processes and review
criteria for Comprehensive Plan Amendments, in addition to this Section.
2. Criteria for Rezones Not Requiring Comprehensive Plan Amendment: The City may deny a rezone if the
following criteria are not met. The City may approve or approve with conditions an application for a rezone if:
a. The rezone has merit and value for the community, and will not adversely affect public health, safety, and
welfare;
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 824/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. The rezone will not be materially detrimental to the uses or properties located in the immediate vicinity
thereof;
c. Since the original zoning or most recent rezone of the subject property, conditions affecting the subject
property have substantially changed as a result of, but not limited to, public improvements or permitted private
development;
d. The property subject to rezone was not specifically considered for a rezone at the time of the last area land
use analysis and area zoning;
e. The characteristics of development upon the land subject to the rezone application are compatible with the
purpose and intent of the proposed zone as well as the zone-specific policy of the proposed zone, as provided
by the Comprehensive Plan; and
f. The rezone does not conflict with the governing Community Plan, if one was adopted for the Community
Planning Area in which the property subject to the rezone is located. (Ord. 5676, 12 -3-2012; Ord. 5853, 8-7-17)
G. TIME LIMITATIONS FOR REZONE APPLICATION RESUBMISSION:
A petition for a change of zoning classification, seeking the same or substantially same relief as a prior petition,
cannot be re-filed or resubmitted within a period of twelve (12) months from the date of final disapproval or
rejection of such prior petition. (Ord. 3454, 7-28-1980; Ord. 3463, 8-11-1980; Ord. 3592, 12-14-1981; Ord. 3976,
3-3-1986; Ord. 4437, 2-21-1994; Ord. 4794, 9-20-1999; Ord. 5355, 2-25-2008; Ord. 5516, 12-14-2009)
4-9-190 SHORELINE PERMITS:
A. PURPOSE:
The purpose of this Section is to ensure consistency with the State Shoreline Management Act and with the City’s
Shoreline Master Program.
B. SHORELINE DEVELOPMENT APPROVAL:
1. Development Compliance: All uses and developments within the jurisdiction of the Shoreline Management Act
(hereinafter the “Act”) shall be planned and carried out in a manner that is consistent with the Shoreline Master
Program and the policy of the Act as required by RCW 90.58.140(1), regardless of whether a shoreline permit,
statement of exemption, shoreline variance, or shoreline conditional use permit is required. The Administrator shall
assure compliance with the provisions of the Shoreline Master Program for all permits and approvals processed by
the City, and may add conditions of approval in order to ensure compliance.
2. Shoreline Overlay: Shoreline regulations shall apply as an overlay and in addition to development regulations,
including but not limited to zoning, environmental regulations, development standards, subdivision regulations, and
other regulations established by the City.
a. Allowed uses shall be limited by the general polices and specific regulations regarding use preferences for
water-dependent and water-oriented uses. Allowed uses may be specified and limited in specific shoreline
permits. In the case of nonconforming development, the use provisions of this code shall be applied to any
change of use, including occupancy permits.
b. In the event of any conflict between shoreline policies and regulations and any other regulations of the City,
shoreline policies and regulations shall prevail unless other regulations provide greater protection of the
shoreline natural environment and aquatic habitat.
c. All regulations applied within the shoreline shall be liberally construed to give full effect to the objectives
and purposes for which they have been enacted. Shoreline Master Program policies, found in the City’s
Comprehensive Plan, establish intent for the shoreline regulations in addition to chapter 90.58 RCW and
chapters 173-26 and 173-27 WAC.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 825/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Substantial Development Permit: A substantial development permit shall be required for all proposed use and
development of shorelines unless the proposal is specifically exempt pursuant to RCW 90.58.140(1) or chapter
173-27 WAC. An exemption from obtaining a shoreline substantial development permit is not an exemption from
compliance with the Act, the Shoreline Master Program, or from any other regulatory requirements.
a. Exemptions shall be construed narrowly. Only those developments that meet the precise terms of one or
more of the listed exemptions may be granted exemptions from the substantial development permit process.
b. The burden of proof that a development or use is exempt is on the applicant/proponent of the exempt
development action.
c. If any part of a proposed development is not eligible for exemption, then a substantial development permit is
required for the entire project.
4. Shoreline Conditional Use Permit: A development or use that is listed as a shoreline conditional use pursuant to
the Shoreline Master Program or is an unlisted use must obtain a conditional use permit even if the development or
use does not require a substantial development permit.
5. Shoreline Variance: When an activity or development is proposed that does not comply with the bulk,
dimensional, and/or performance standards of the program, such development or use shall only be authorized by
approval of a shoreline variance even if the development or use does not require a substantial development permit.
6. Land Division: In the case of land divisions, such as short subdivisions, long plats and planned unit
developments, the Administrator shall document compliance with bulk and dimensional standards as well as policies
and regulations of the Shoreline Master Program and attach appropriate conditions and/or mitigating measures to
such approvals to ensure the design, development activities and future use associated with such land division(s) are
consistent with the Shoreline Master Program.
7. Approval Criteria: In order to be approved, the Administrator must find that a proposal is consistent with the
following criteria:
a. All regulations of the Shoreline Master Program appropriate to the shoreline designation and the type of use
or development proposed shall be met, except those bulk and dimensional standards that have been modified by
approval of a shoreline variance.
b. All policies of the Shoreline Master Program appropriate to the shoreline area designation and the type of use
or development activity proposed shall be considered and substantial compliance demonstrated. A reasonable
proposal that cannot fully conform to these policies may be permitted, provided it is demonstrated to the
Administrator that the proposal is clearly consistent with the overall goals, objectives and intent of the
Shoreline Master Program.
c. For projects located on Lake Washington the criteria in RCW 90.58.020 regarding shorelines of Statewide
significance and relevant policies and regulations of the Shoreline Master Program shall also be adhered to.
8. Written Findings Required: All permits or statements of exemption issued for development or use within
shoreline jurisdiction shall include written findings prepared by the Administrator, including compliance with bulk
and dimensional standards and policies and regulations of the Shoreline Master Program. The Administrator may
attach conditions to the approval of exempt developments and/or uses as necessary to assure consistency of the
project with the Act and the program.
9. Building Permit Compliance: For all development within shoreline jurisdiction, the Administrator shall not
issue a building permit for such development until compliance with the Shoreline Master Program has been
documented. If a shoreline substantial development permit is required, no permit shall be issued until all comment
and appeal periods have expired. Any permit issued by the Administrator for such development shall be subject to
the same terms and conditions that apply to the shoreline permit.
10. Restoration Project Relief: The City may grant relief from Shoreline Master Program development standards
and use regulations when the following apply:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 826/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. A shoreline restoration project causes or would cause a landward shift in the OHWM, resulting in the
following:
i. Land that had not been regulated under this chapter prior to construction of the restoration project is
brought under shoreline jurisdiction; or
ii. Additional regulatory requirements apply due to a landward shift in required shoreline buffers or other
regulations of the applicable Shoreline Master Program; and
iii. Application of Shoreline Master Program regulations would preclude or interfere with use of the
property permitted by local development regulations, thus presenting a hardship to the project proponent.
b. The proposed relief meets all of the following criteria:
i. The proposed relief is the minimum necessary to relieve the hardship;
ii. After granting the proposed relief, there is net environmental benefit from the restoration project;
iii. Granting the proposed relief is consistent with the objectives of the shoreline restoration project and
consistent with the Shoreline Master Program; and
iv. Where a shoreline restoration project is created as mitigation to obtain a development permit, the
project proponent required to perform the mitigation is not eligible for relief under this Section.
c. The application for relief must be submitted to the Department of Ecology for written approval or
disapproval. This review must occur during the department’s normal review of a shoreline substantial
development permit, conditional use permit, or variance. If no such permit is required, then the department
shall conduct its review when the local government provides a copy of a complete application and all
supporting information necessary to conduct the review.
i. Except as otherwise provided in subsection B10d of this Section, the Department of Ecology shall
provide at least twenty (20) days’ notice to parties that have indicated interest to the department in
reviewing applications for relief under this section, and post the notice on to their website.
ii. The department shall act within thirty (30) calendar days of close of the public notice period, or within
thirty (30) days of receipt of the proposal from the local government if additional public notice is not
required.
d. The public notice requirements of subsection B10c of this Section do not apply if the relevant shoreline
restoration project was included in a Shoreline Master Program or shoreline restoration plan as defined in WAC
173-26-201, as follows:
i. The restoration plan has been approved by the department under applicable Shoreline Master Program
guidelines; and
ii. The shoreline restoration project is specifically identified in the Shoreline Master Program or
restoration plan or is located along a shoreline reach identified in the Shoreline Master Program or
restoration plan as appropriate for granting relief from shoreline regulations; and
iii. The Shoreline Master Program or restoration plan includes policies addressing the nature of the relief
and why, when, and how it would be applied. (Ord. 5976, 8 -3-2020)
C. EXEMPTIONS FROM PERMIT SYSTEM:
1. The following shall not be considered substantial developments for the purpose of this Master Program and are
exempt from obtaining a Shoreline Substantial Development Permit (SSDP). An exemption from an SSDP is not an
exemption from compliance with the Act or the Shoreline Master Program, or from any other regulatory
requirements.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 827/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
a. Governor’s Certification: Any project with a certification from the Governor pursuant to chapter 80.50
RCW.
b. Projects Valued at $7,047.00 or Less: Any development of which the total cost or fair market value does
not exceed seven thousand forty seven dollars ($7,047.00), or as adjusted per RCW 90.58.030(3), if such
development does not materially interfere with the normal public use of the water or shorelines of the State.
c. Maintenance and Repair: Normal maintenance or repair of existing structures or developments, including
damage by accident, fire or elements.
i. “Normal maintenance” includes those usual acts to prevent a decline, lapse, or cessation from a lawfully
established condition.
ii. “Normal repair” means to restore a development to a state comparable to its original condition,
including but not limited to its size, shape, configuration, location and external appearance, within a
reasonable period after decay or partial destruction, except where repair causes substantial adverse effects
to the shoreline resource or environment.
iii. Replacement of a structure or development may be authorized as repair where such replacement is the
common method of repair for the type of structure or development and the replacement structure or
development is comparable to the original structure or development including, but not limited to, its size,
shape, configuration, location and external appearance and the replacement does not cause substantial
adverse effects to shoreline resources or environment.
d. Emergency Construction: Emergency construction necessary to protect property from damage by the
elements.
i. An “emergency” is an unanticipated and imminent threat to public health, safety, or the environment
which requires immediate action within a time too short to allow for full compliance with the Shoreline
Master Program.
ii. Emergency construction does not include development of new permanent protective structures where
none previously existed. Where new protective structures are deemed to be the appropriate means to
address the emergency situation, upon abatement of the emergency situation, the new structure shall be
removed or any permit which would have been required, absent an emergency, pursuant to chapter 90.58
RCW, chapter 173-27 WAC or the Shoreline Master Program shall be obtained.
iii. All emergency construction shall be consistent with the policies of chapter 90.58 RCW and the
Shoreline Master Program.
iv. In general, flooding or other seasonal events that can be anticipated and may occur but that are not
imminent are not an emergency.
e. Agricultural Construction or Practices: Construction and practices normal or necessary for farming,
irrigation, and ranching activities, including agricultural service roads and utilities on shorelands, and the
construction and maintenance of irrigation structures, including, but not limited to, head gates, pumping
facilities, and irrigation channels. A feedlot of any size, all processing plants, other activities of a commercial
nature, alteration of the contour of the shorelands by leveling or filling, other than that which results from
normal cultivation, shall not be considered normal or necessary farming or ranching activities. A feedlot shall
be an enclosure or facility used or capable of being used for feeding livestock hay, grain, silage, or other
livestock feed, but shall not include land for growing crops or vegetation for livestock feeding and/or grazing,
nor shall it include normal livestock wintering operations.
f. Construction of Single Family Residence and Accessory Buildings: Construction on shorelands by an
owner, lessee or contract purchaser of a single family residence for his own use or for the use of his family,
which residence does not exceed a height of thirty five feet (35') above average grade level as defined in WAC
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 828/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
173-27-030 and which meets all requirements of the State agency or local government having jurisdiction
thereof, other than requirements imposed pursuant to this Section.
i. “Single family” residence means a detached dwelling designed for and occupied by one family including
those structures and developments within a contiguous ownership which are a normal appurtenance. An
“appurtenance” is necessarily connected to the use and enjoyment of a single family residence and is
located landward of the OHWM and/or the perimeter of a wetland.
ii. Construction authorized under this exemption shall be located landward of the OHWM.
g. Construction of Noncommercial Docks: Construction of a dock including a community dock designed for
pleasure craft only, for the private noncommercial use of the owner, lessee, or contract purchaser of single and
multi-family residences.
i. This exception applies if the fair market value of the dock does not exceed: (a) twenty thousand dollars
($20,000.00) for docks that are constructed to replace existing docks and are of equal or lesser square
footage than the dock being replaced; or (b) ten thousand dollars ($10,000.00) for all other docks
constructed in fresh waters. However, if subsequent construction occurs within five (5) years of
completion of the prior construction, and the combined fair market value of the subsequent and prior
construction exceeds the amount specified above, the subsequent construction shall be considered a
substantial development permit; and
ii. A dock is a landing and moorage facility for watercraft and does not include recreational decks, storage
facilities or other appurtenances.
h. Construction Authorized by the Coast Guard: Construction or modification, by or under the authority of
the Coast Guard or a designated port management authority, of navigational aids such as channel markers and
anchor buoys.
i. Operation, Maintenance, or Construction Related to Irrigation: Operation, maintenance, or construction
of canals, waterways, drains, reservoirs, or other facilities that now exist or are hereafter created or developed
as part of an irrigation system for the primary purpose of making use of system waters, including return flow
and artificially stored groundwater for the irrigation of lands.
j. Marking of Property Lines on State-Owned Lands: The marking of property lines or corners on
State-owned lands when such marking does not interfere with the normal public use of the surface of the water.
k. Operation and Maintenance of Agricultural Drainage or Dikes: Operation and maintenance of any
system of dikes, ditches, drains, or other facilities existing on September 8, 1975, which were created,
developed, or utilized primarily as a part of an agricultural drainage or diking system.
l. Activities Necessary for Permit Application: Site exploration and investigation activities that are
prerequisites to preparation of an application for development authorization under the Shoreline Master
Program, if:
i. The activity does not interfere with the normal public use of the surface waters.
ii. The activity will have no significant adverse impact on the environment including, but not limited to,
fish, wildlife, fish or wildlife habitat, water quality, and aesthetic values.
iii. The activity does not involve the installation of a structure, and upon completion of the activity the
vegetation and land configuration of the site are restored to conditions existing before the activity.
iv. A private entity seeking development authorization under the Shoreline Master Program first posts a
performance bond or provides other evidence of financial responsibility to the Planning Division to ensure
that the site is restored to pre-existing conditions.
v. The activity is not subject to the permit requirements of RCW 90.58.550.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 829/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
m. Removal or Control of Aquatic Noxious Weeds: The process of removing or controlling an aquatic
noxious weed, as defined in RCW 17.26.020, through the use of a herbicide or other treatment methods
applicable to weed control that are recommended by a final environmental impact statement published by the
Department of Agriculture or the Department of Ecology jointly with other State agencies under chapter
43.21C RCW.
n. Watershed Restoration Projects: Watershed restoration projects as defined below:
i. “Watershed restoration project” means a public or private project authorized by the sponsor of a
watershed restoration plan that implements the plan or a part of the plan and consists of one or more of the
following activities:
(a) A project that involves less than ten (10) miles of streamreach, in which less than twenty five (25)
cubic yards of sand, gravel, or soil is removed, imported, disturbed or discharged, and in which no
existing vegetation is removed except as minimally necessary to facilitate additional plantings.
(b) A project for the restoration of an eroded or unstable stream bank that employs the principles of
bioengineering, including limited use of rock as a stabilization only at the toe of the bank, and with
primary emphasis on using native vegetation to control the erosive forces of flowing water.
(c) A project primarily designed to improve fish and wildlife habitat, remove or reduce impediments to
migration of fish, or enhance the fishery resource available for use by all of the citizens of the State,
provided that any structure, other than a bridge or culvert or in stream habitat enhancement structure
associated with the project, is less than two hundred (200) square feet in floor area and is located above
the OHWM of the stream.
ii. “Watershed restoration plan” means a plan, developed or sponsored by a State department, a federally
recognized Indian Tribe, a city, a county or a conservation district, for which agency and public review
has been conducted pursuant to chapter 43.21C RCW, the State Environmental Policy Act. The watershed
restoration plan generally contains a general program and implementation measures or actions for the
preservation, restoration, re-creation, or enhancement of the natural resources, character, and ecology of a
stream, stream segment, drainage area, or watershed.
o. Projects to Improve Fish and Wildlife Passage or Habitat: A public or private project, the primary
purpose of which is to improve fish or wildlife habitat or fish passage, when all of the following apply:
i. The project has been approved in writing by the Department of Fish and Wildlife as necessary for the
improvement of the habitat or passage and appropriately designed and sited to accomplish the intended
purpose.
ii. The project has received hydraulic project approval by the Department of Fish and Wildlife pursuant to
chapter 77.04 RCW.
iii. The Planning Division has determined that the project is consistent with the Shoreline Master Program.
p. Hazardous Substance Remediation: Hazardous substance remedial actions pursuant to WAC
173-26-231(3)(a)(iii)(B)(V).
q. Projects on Lands Not Subject to Shoreline Jurisdiction Prior to Restoration: Actions on land that
otherwise would not be under the jurisdiction of the Shoreline Management Act except for a change in the
location of OHWM or other criteria due to a shoreline restoration project creating a landward shift in the
OHWM that brings the land under the jurisdiction of the Act.
r. Americans with Disabilities Act: The external or internal retrofitting of an existing structure with the
exclusive purpose of compliance with the Americans with Disabilities Act of 1990 (42 U.S.C. Sec 12101 et
seq.) or to otherwise provide physical access to the structure by individuals with disabilities.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 830/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Developments Not Required to Obtain Shoreline Permits or Local Reviews: Requirements to obtain a
substantial development permit, conditional use permit, variance, letter of exemption, or other review to implement
the Shoreline Management Act do not apply to the following:
a. Remedial Actions: Pursuant to RCW 90.58.355, any person conducting a remedial action at a facility
pursuant to a consent decrees, order, or agreed order issued pursuant to chapter 70.105D RCW, or to the
Department of Ecology when it conducts a remedial action under chapter 70.105D RCW.
b. Boatyard Improvement to Meet NPDES Permit Requirements: Pursuant to RCW 90.58.355, any person
installing site improvements for stormwater treatment in an existing boatyard facility to meet requirements of a
national pollutant discharge elimination system stormwater general permit.
c. WSDOT Facility Maintenance and Safety Improvements: Pursuant to RCW 90.58.356, Washington State
Department of Transportation projects and activities meeting the conditions of RCW 90.58.356 are not required
to obtain shoreline permits or local reviews.
d. Environmental Excellence Program: Projects consistent with an environmental excellence program
agreement pursuant to RCW 90.58.045.
e. Energy Facility Site Evaluation: Projects authorized through the Energy Facility Site Evaluation Council
process, pursuant to chapter 80.50 RCW. (Ord. 5976, 8 -3-2020)
D. EXEMPTION CERTIFICATE PROCEDURES:
1. Application Required: Any person claiming exemption from the shoreline substantial development permit
requirements of the Shoreline Master Program as a result of the exemptions specified in this Section shall make
application for a no-fee exemption certificate to the Planning Division in the manner prescribed by that division.
2. Consistency Required: Any development which occurs within the regulated shorelines of the State under
Renton’s jurisdiction, whether it requires a permit or not, must be consistent with the intent of the State law.
3. Conditions Authorized: The City may attach conditions to the approval of exempted developments and/or uses
as necessary to assure consistency of the project with the Shoreline Management Act and the Shoreline Master
Program.
4. Permit Required if Project Not Exempt in Part: If any part of a proposed development is not eligible for
exemption, then a shoreline substantial development permit is required for the entire proposed development project.
(Ord. 5976, 8-3-2020)
E. SHORELINE PERMIT APPLICATION PROCEDURES:
1. Information Prior to Submitting a Shoreline Substantial Development Permit Application: Prior to
submitting an application for a shoreline permit or an exemption from a shoreline permit, the applicant should
informally discuss a proposed development with the Planning Division. This will enable the applicant to become
familiar with the requirements of the Shoreline Master Program, building and zoning procedures, and enforcement
procedures.
2. Shoreline Substantial Development Permit Required: No shoreline development shall be undertaken on
shorelines of the State without first obtaining a “substantial development permit” from the Planning Division.
3. Shoreline Substantial Development Permit Application Forms and Fees: Fees shall be as listed in the City of
Renton Fee Schedule. Applications for such permits shall be made on forms and reviewed according to procedures
prescribed by the Planning Division. Application forms may be revised from time to time by the Planning Division
without prejudice to any existing applications. Such forms should be designed to provide such information as is
necessary to determine whether such a permit is justified.
4. Secondary Review by Independent Qualified Professionals: When appropriate due to the type of critical areas,
habitat, or species present, or project area conditions, the Administrator may require the applicant to prepare or fund
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 831/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
analyses or activities conducted by a third party or parties selected by the Administrator and paid for by the
applicant. Analyses and/or activities conducted under this subsection include, but are not limited to:
a. Evaluation by an independent qualified professional of the applicant’s analysis and the effectiveness of any
proposed mitigating measures or programs, to include any recommendations as appropriate; and
b. A request for consultation with the Washington Department of Fish and Wildlife, Washington State
Department of Ecology, or the local Native American Indian Tribe or other appropriate agency; and/or
c. Analysis of detailed surface and subsurface hydrologic features both on and adjacent or abutting to the site.
5. Public Notice: Three (3) copies of a notice of development application shall be posted prominently on the
property concerned and in conspicuous public places within three hundred feet (300') thereof. The notice of
development application shall also be mailed to property owners within three hundred feet (300') of the boundaries
of the subject property. The required contents of the notice of development application are detailed in RMC
4-8-090B, Public Notice Requirements.
6. Standard Public Comment Time: Each notice of development application shall include a statement that persons
desiring to present their views to the Planning Division with regard to said application may do so in writing to that
division and persons interested in the Planning Division’s action on an application for a permit may submit their
views in writing or notify the Planning Division in writing of their interest within thirty (30) days from the date of
the notice of application.
7. Special Public Comment Time: Notice of development application for a substantial development permit
regarding a limited utility extension as defined in RCW 90.58.140(11)(b) or for the construction of a bulkhead or
other measures to protect a single family residence and its appurtenant structures from shoreline erosion shall
include a fourteen (14) day comment period.
Such notification or submission of views to the Planning Division shall entitle those persons to a copy of the action
taken on the application.
8. Review Guidelines: Unless authorized through the variance permit provisions of the Shoreline Master Program,
no substantial development permit and no other permit shall be granted unless the proposed development is
consistent with the provisions of the Shoreline Master Program, the Shoreline Management Act of 1971, and the
rules and regulations adopted by the Department of Ecology thereunder.
9. Conditional Approval: Should the Administrator find that any application does not substantially comply with
criteria imposed by the Shoreline Master Program and the Shoreline Management Act of 1971, he/she may deny
such application or attach any terms or condition which he/she deems suitable and reasonable to effect the purpose
and objective of the Shoreline Master Program.
10. Notification: It shall be the duty of the Planning Division to timely furnish copies of all applications and actions
taken by said division unto such other officials or departments whose jurisdiction may extend to all or any part of
the proposed development, including any State or Federal agencies and Indian tribes. (Ord. 5976, 8 -3-2020)
F. REVIEW CRITERIA:
1. General: The Planning Division shall review an application for a permit based on the following:
a. The application.
b. The environmental checklist or environmental impact statement, if one is required.
c. Written comments from interested persons.
d. Information and comments from all affected City departments.
e. Evidence presented at a public hearing.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 832/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
f. No authorization to undertake use or development on shorelines of the State shall be granted by the
Administrator unless upon review the use or development is determined to be consistent with the policy and
provisions of the Shoreline Management Act and the Shoreline Master Program. (Ord. 5976, 8 -3-2020)
2. Additional Information: The Planning Division may require an applicant to furnish information and data in
addition to that contained or required in the application forms prescribed. Unless an adequate environmental
statement has previously been prepared for the proposed development by another agency, the City’s Environmental
Review Committee shall cause to be prepared such a statement, prior to granting a permit, when the State
Environmental Policy Act of 1971 would require such a statement.
3. Procedural Amendments: In addition to the criteria hereinabove set forth in this Section, the Department of
Community and Economic Development may from time to time promulgate additional procedures or criteria and
such shall become effective, when reduced to writing, and filed with the City Clerk and as approved by the City
Council and the Department of Ecology.
4. Burden of Proof on Applicant: The burden of proving that the proposed substantial development is consistent
with the criteria which must be met before a permit is granted shall be on the applicant.
G. SURETY DEVICES:
The Planning Division may require the applicant to post a surety device in favor of the City of Renton to assure full
compliance with any terms and conditions imposed by said department on any shoreline permit. Said surety device
shall be in an amount to reasonably assure the City that any deferred improvement will be carried out within the
time stipulated and in accordance with RMC 4-1-230, Sureties and Bonds. (Ord. 5976, 8 -3-2020)
H. ADMINISTRATIVE APPEALS:
The Department of Community and Economic Development shall have the final authority to interpret the Shoreline
Master Program for the City of Renton. Any person aggrieved by the granting, denying, or rescinding of a permit on
shorelines of the State pursuant to RCW 90.58.140 may seek review from the Shorelines Hearings Board by filing a
petition for review within twenty one (21) days of the date of filing of the decision as defined in RCW 90.58.140(6).
(Ord. 5976, 8-3-2020)
I. VARIANCES AND CONDITIONAL USES:
1. Purpose: The power to grant variances and conditional use permits should be utilized in a manner which, while
protecting the environment, will assure that a person will be able to utilize his property in a fair and equitable
manner.
2. Authority:
a. Conditional Use Permits: Conditional use permits shall be processed either by the Hearing Examiner or
administratively in accordance with the provisions of RMC 4-2-060, Zoning Use Table – Uses Allowed in
Zoning Designations; provided, that:
i. Additional requirements for conditional use permits may be provided within shoreline jurisdiction in this
Section and will prevail over the provisions of RMC 4 -2-060.
ii. If an administrative process is not specified, a conditional use permit shall be processed by the Hearing
Examiner.
iii. Proposed uses not specified in this Section or in RMC 4 -2-060 and not prohibited may be allowed by
Hearing Examiner conditional use permit.
b. Variances: The Hearing Examiner shall have authority to grant conditional use permits and variances in the
administration of the Renton Shoreline Master Program.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 833/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. State Department of Ecology Decision: Both variances and conditional use permits are forwarded to the
Department of Ecology and the Attorney General’s office for approval or denial.
d. Time Limit, Permit Validity, and Appeals: The Department of Ecology shall render and transmit to the
City and the applicant its final decision approving, approving with conditions, or disapproving conditional use
permits and variances within thirty (30) days of submittal per WAC 173 -27-200.
i. Conditional use permits and variances shall be submitted to the State in accordance with RCW
90.58.140(6) and WAC 173-27-130.
ii. Permit validity requirements of subsection J of this Section shall apply to conditional use and variance
permits.
iii. Appeals of conditional use or variance permits shall be made by filing a petition for review with the
Shoreline Hearings Board in accordance with RCW 90.58.180.
3. Maintenance of Permitted Uses Allowed: It shall be recognized that a lawful use at the time the Shoreline
Master Program is adopted is to be considered a permitted use, and maintenance and restoration shall not require a
variance or a conditional use permit.
4. Variances:
a. Purpose: The purpose of a variance permit is strictly limited to granting relief from specific bulk,
dimensional or performance standards set forth in the Shoreline Master Program where there are extraordinary
circumstances relating to the physical character or configuration of property such that the strict implementation
of the master program will impose unnecessary hardships on the applicant or thwart the policies set forth in
RCW 90.58.020.
b. Decision Criteria: Variance permits should be granted in circumstances where denial of the permit would
result in a thwarting of the policy enumerated in RCW 90.58.020. In all instances the applicant must
demonstrate that extraordinary circumstances shall be shown and the public interest shall suffer no substantial
detrimental effect.
i. Variance permits for development and/or uses that will be located landward of the ordinary high water
mark (OHWM), as defined in RCW 90.58.030(2)(c), and/or landward of any wetland as defined in RCW
90.58.030(2)(h), may be authorized provided the applicant can demonstrate all of the following:
(a) That the strict application of the bulk, dimensional or performance standards set forth in the
applicable master program precludes, or significantly interferes with, reasonable use of the property;
(b) That the hardship is specifically related to the property, and is the result of unique conditions such
as irregular lot shape, size, or natural features and the application of the master program, and not, for
example, from deed restrictions or the applicant's own actions;
(c) That the design of the project is compatible with other authorized uses within the area and with uses
planned for the area under the comprehensive plan and shoreline master program and will not cause
adverse impacts to the shoreline environment;
(d) That the variance will not constitute a grant of special privilege not enjoyed by the other properties
in the area;
(e) That the variance requested is the minimum necessary to afford relief; and
(f) That the public interest will suffer no substantial detrimental effect.
ii. Variance permits for development and/or uses that will be located waterward of the OHWM, as defined
in RCW 90.58.030(2)(c), or within any wetland as defined in RCW 90.58.030(2)(h), may be authorized
provided the applicant can demonstrate all of the following:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 834/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(a) That the strict application of the bulk, dimensional or performance standards set forth in the
applicable master program precludes all reasonable use of the property;
(b) That the proposal is consistent with the criteria established under subsections I4b(i)(b) through (f)
of this Section; and
(c) That the public rights of navigation and use of the shorelines will not be adversely affected.
iii. Variances from the use regulations of the Shoreline Master Program are prohibited.
5. Conditional Use:
a. Purpose: Upon proper application, and findings of compliance with conditional use permit criteria, a
conditional use permit may be granted. The purpose of a conditional use permit is to provide a system which
allows flexibility in the application of use regulations in a manner consistent with the policies of RCW
90.58.020. In authorizing a conditional use, special conditions may be attached to the permit to prevent
undesirable effects of the proposed use and/or to assure consistency of the project with the act and the
Shoreline Master Program.
b. Decision Criteria: Uses classified as conditional uses may be permitted only after the Administrator
determines compliance with all of the following:
i. The proposed use is consistent with the policies of RCW 90.58.020 and the Shoreline Master
Program;
ii. The proposed use will not interfere with the normal public use of public shorelines;
iii. The proposed use of the site and design of the project will be compatible with other authorized uses
within the area and with uses planned for the area under the Comprehensive Plan and the Shoreline
Master Program;
iv. The proposed use will cause no significant adverse effects to the shoreline environment in which it
is to be located; and
v. The public interest suffers no substantial detrimental effect. (Ord. 5976, 8 -3-2020)
J. TIME REQUIREMENTS FOR SHORELINE PERMITS:
1. Applicability: The time requirements of this Section shall apply to all substantial development permits and to any
development authorized pursuant to a variance or conditional use permit authorized under the Shoreline Master
Program.
2. Unspecified Time Limits: Where specific provisions are not included to establish time limits on a permit as part
of action on a permit by the City or the Department of Ecology, the time limits in subsections J6 and J8 of this
Section apply.
3. Discretionary Time Limits for Shoreline Substantial Developments: If it is determined that standard time
requirements of subsections J6 and J8 of this Section should not be applied, the Planning Division shall adopt
appropriate time limits as a part of action on a substantial development permit upon a finding of good cause, based
on the requirements and circumstances of the project proposed and consistent with the policy and provisions of the
Shoreline Master Program and RCW 90.58.143.
4. Discretionary Time Limits for Shoreline Conditional Uses or Shoreline Variances: If it is determined that
standard time requirements of subsections J6 and J8 of this Section should not be applied, the Hearing Examiner,
upon a finding of good cause and with the approval of the Department of Ecology, shall establish appropriate time
limits as a part of action on a conditional use or variance permit. “Good cause” means that the time limits
established are reasonably related to the time actually necessary to perform the development on the ground and
complete the project that is being permitted.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 835/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Extension Requests: Requests for permit extension shall be made in accordance with subsections J6 and J8 of
this Section.
6. Standard Period of Validity: Unless a different time period is specified in the shoreline permit as authorized by
RCW 90.58.143 and subsection J2 or J3 of this Section, construction activities, or a use or activity, for which a
permit has been granted pursuant to the Shoreline Master Program must be commenced within two (2) years of the
effective date of a shoreline permit, or the shoreline permit shall terminate, and a new permit shall be necessary.
However, the Planning Division may authorize a single extension for a period not to exceed one year based on
reasonable factors, if a request for extension has been filed with the Planning Division before the expiration date,
and notice of the proposed extension is given to parties of record and the Department of Ecology.
7. Certification of Construction Commencement: Construction activities or commencement of construction
referenced in subsection J6 of this Section means that construction applications must be submitted, permits must be
issued, and foundation inspections must be completed before the end of the two (2) year period.
8. Time Allowed for Construction Completion: A permit authorizing construction shall extend for a term of no
more than five (5) years after the effective date of a shoreline permit, unless a longer period has been specified
pursuant to RCW 90.58.143 and subsection J2 or J3 of this Section. If an applicant files a request for an extension
prior to expiration of the shoreline permit the Planning Division shall review the permit and upon a showing of good
cause may authorize a single extension of the shoreline permit for a period of up to one year. Otherwise said permit
shall terminate. Notice of the proposed permit extension shall be given to parties of record and the Department of
Ecology. To maintain the validity of a shoreline permit, it is the applicant’s responsibility to maintain valid
construction permits in accordance with adopted building codes.
9. Effective Date of Filing: For purposes of determining the life of a shoreline permit, the effective date of a
substantial development permit, shoreline conditional use permit, or shoreline variance permit shall be the date of
filing as provided in RCW 90.58.140(6). The permit time periods in subsections J6 and J8 of this Section do not
include the time during which a use or activity was not actually pursued due to the pendency of administrative
appeals or legal actions, or due to the need to obtain any other government permits and approvals for the
development that authorize the development to proceed, including all reasonably related administrative or legal
actions on any such permits or approvals.
10. Notification to City of Other Permits and Legal Actions: It is the responsibility of the applicant to inform the
Planning Division of the pendency of other permit applications filed with agencies other than the City, and of any
related administrative or legal actions on any permit or approval. If no notice of the pendency of other permits or
approvals is given to the Division prior to the expiration date established by the shoreline permit or the provisions of
this Section, the expiration of a permit shall be based on the effective date of the shoreline permit.
11. Permit Processing Time: The City shall issue permits within applicable time limits specified by State law.
Substantial development permits for a limited utility extension as defined in RCW 90.58.140(11)(b) or for the
construction of a bulkhead or other measures to protect a single family residence and its appurtenant structures from
shoreline erosion shall be issued within twenty one (21) days of the last day of the comment periods specified in
subsections E6 and E7 of this Section. Permit review time for projects on a state highway is pursuant to RCW
47.01.485. (Ord. 5976, 8-3-2020)
12. Construction Not Authorized Until Proceedings Completed: No construction pursuant to such permit shall
begin or be authorized and no building, grading or other construction permits or use permits shall be issued by the
City until twenty one (21) days from the date the permit was filed with the Department of Ecology and the Attorney
General, or until all review proceedings are completed as were initiated within the twenty one (21) days of the date
of filing. Filing shall occur in accordance with RCW 90.58.140(6) and WAC 173 -27-130.
13. Special Allowance for Construction: If the granting of a shoreline permit by the City is appealed to the
Shoreline Hearings Board, and the Shoreline Hearings Board has approved the granting of the permit, and an appeal
for judicial review of the Shoreline Hearings Board decision is filed, construction authorization may occur subject to
the conditions, time periods, and other provisions of RCW 90.58.140(5)(c). (Ord. 5976, 8 -3-2020)
K. RULINGS TO STATE:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 836/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Any ruling on an application for a substantial development permit under authority of the Shoreline Master Program,
whether it is an approval or denial, shall, with the transmittal of the ruling to the applicant, be filed concurrently with
the Department of Ecology and the Attorney General by the Planning Division. Filing shall occur in accordance with
RCW 90.58.140(6) and WAC 173-27-130.
L. TRANSFERABILITY OF PERMIT:
If a parcel which has a valid shoreline permit is sold to another person or firm, such permit may be transferred to the
new owner.
M. ENFORCEMENT:
All provisions of the Shoreline Master Program shall be enforced by the Planning Division. For such purposes, the
Administrator shall have the power of a police officer. (Ord. 5976, 8 -3-2020)
N. RESCISSION OF PERMITS:
1. Noncompliance with Permit: Any shoreline permit issued under the terms of the Shoreline Master Program may
be rescinded or suspended by the Planning Division of the City upon a finding that a permittee has not complied
with conditions of the permit.
2. Notice of Noncompliance: Such rescission and/or modification of an issued permit shall be initiated by serving
written notice of noncompliance on the permittee, which notice shall be sent by registered or certified mail, return
receipt requested, to the address listed on the application or to such other address as the applicant or permittee may
have advised the City; or such notice may be served on the applicant or permittee in person or his agent in the same
manner as service of summons as provided by law.
3. Posting: In addition to such notice, the Planning Division shall cause to have notice posted in three (3) public
places of which one posting shall be at or within the area described in the permit.
4. Public Hearing: Before any such permit can be rescinded, a public hearing shall be held by the Hearing
Examiner. Notice of the public hearing shall be made in accordance with RMC 4 -8-090, Public Notice
Requirements.
5. Final Decision: The decision of the Hearing Examiner shall be the final decision of the City on all rescinded
applications. A written decision shall be transmitted to the Department of Ecology, the Attorney General’s office,
the applicant, and such other departments or boards of the City as are affected thereby and the legislative body of the
City.
O. APPEALS:
Any person aggrieved by the granting, denying, or rescinding of a permit on shorelines of the State pursuant to
RCW 90.58.140 may seek review from the Shorelines Hearings Board by filing a petition for review within twenty
one (21) days of the date of filing of the decision as defined in RCW 90.58.140(6). (Ord. 5976, 8 -3-2020)
P. VIOLATIONS AND PENALTIES:
1. Prosecution: Every person violating any of the provisions of the Shoreline Master Program or the Shoreline
Management Act of 1971 shall be punishable under conviction by a fine not exceeding one thousand dollars
($1,000.00), or by imprisonment not exceeding ninety (90) days, or by both such fine and imprisonment, and each
day’s violation shall constitute a separate punishable offense.
2. Injunction: The City Attorney may bring such injunctive, declaratory or other actions as are necessary to ensure
that no uses are made of the shorelines of the State within the City’s jurisdiction which are in conflict with the
provisions and programs of the Shoreline Master Program or the Shoreline Management Act of 1971, and to
otherwise enforce provisions of this Section and the Shoreline Management Act of 1971.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 837/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Violators Liable for Damages: Any person subject to the regulatory program of the Shoreline Master Program
who violates any provision of the Shoreline Master Program or the provisions of a permit issued pursuant thereto
shall be liable for all damages to public or private property arising from such violation, including the cost of
restoring the affected area to its condition prior to such violation. The City Attorney may bring suit for damages
under this subsection on behalf of the City. Private persons shall have the right to bring suit for damages under this
subsection on their own behalf and on behalf of all persons similarly situated. If liability has been established for the
cost of restoring an area affected by violation, the Court shall make provision to assure that restoration will be
accomplished within a reasonable time at the expense of the violator. In addition to such relief, including monetary
damages, the Court in its discretion may award attorney’s fees and costs of the suit to the prevailing party.
Q. SHORELINE MORATORIUM:
1. The City Council may adopt moratoria or other interim official controls as necessary and appropriate to
implement the provisions of the Shoreline Management Act.
2. Prior to adopting such moratorium or other interim official controls, the City Council shall:
a. Hold a public hearing on the moratorium or control within sixty (60) days of adoption;
b. Adopt detailed findings of fact that include, but are not limited to, justifications for the proposed or adopted
actions and explanations of the desired and likely outcomes; and
c. Notify the Department of Ecology of the moratorium or control immediately after its adoption. The
notification must specify the time, place, and date of any public hearing held.
3. Said moratorium or other official control shall provide that all lawfully existing uses, structures, or other
development shall continue to be deemed lawful conforming uses and may continue to be maintained, repaired, and
redeveloped, so long as the use is not expanded, under the terms of the land use and shoreline rules and regulations
in place at the time of the moratorium.
4. Said moratorium or control adopted under this Section may be effective for up to six (6) months if a detailed work
plan for remedying the issues and circumstances necessitating the moratorium or control is developed and made
available for public review. A moratorium or control may be renewed for two (2) six (6) month periods if the City
Council complies with subsection Q2a of this Section before each renewal.
5. If a moratorium or control is in effect on the date a proposed Master Program or amendment is submitted to the
Department of Ecology, the moratorium or control must remain in effect until the department's final action under
RCW 90.58.090; however, the moratorium expires six (6) months after the date of submittal if the department has
not taken final action. (Ord. 4716, 4-13-1998; Ord. 4999, 1-13-2003; Ord. 5159, 10-17-2005; Ord. 5450, 3-2-2009;
Ord. 5633, 10-24-2011)
4-9-195 ROUTINE VEGETATION MANAGEMENT PERMITS:
A. PURPOSE:
This Section provides a permit process for routine vegetation management implementing the tree retention and land
clearing regulations in RMC 4-4-130.
B. AUTHORITY:
The Administrator is hereby authorized and directed to interpret and enforce all the provisions of this Section.
C. APPLICABILITY:
Unless exempted by RMC 4-4-130C, Allowed Tree Removal Activities, a routine vegetation management permit is
required for any property where routine vegetation management activities are undertaken. (Ord. 5650, 12 -12-2011)
D. PROCEDURES AND REVIEW CRITERIA:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 838/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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 specified in the City of Renton Fee Schedule.
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.
4. Review Criteria: All land clearing and tree removal activities shall comply with RMC 4 -4-060, Grading,
Excavation, and Mining Regulations, and shall meet the following criteria:
a. The lot shall comply with minimum tree credit requirements pursuant to RMC 4 -4-130, Tree Retention and
Land Clearing Regulations;
b. The land clearing and tree removal shall be consistent with restrictions for critical areas, pursuant to RMC
4-4-130, Tree Retention and Land Clearing Regulations, and RMC 4 -3-050, Critical Areas Regulations;
c. Removal of a landmark tree shall meet the review criteria for removal of a landmark tree, pursuant to RMC
4-4-130, Tree Retention and Land Clearing Regulations;
d. Street frontage and parking lot trees and landscaping shall be preserved, unless otherwise approved by the
Administrator;
e. The land clearing and tree removal shall not remove any landscaping or protected trees required as part of a
land development permit;
f. The land clearing and tree removal shall maintain visual screening and buffering between land uses of
differing intensity, consistent with applicable landscaping and setback provisions;
g. The land clearing and tree removal shall not create or contribute to a hazardous condition, such as increased
potential for blowdown, pest infestation, disease, or other problems that may result from selectively removing
trees and other vegetation from a lot; and
h. The land clearing and tree removal shall be consistent with the requirements of the Shoreline Master
Program, pursuant to RMC 4-3-090F1, Vegetation Conservation, and RMC 4-4-130, Tree Retention and Land
Clearing Regulations. (Ord. 5976, 8-3-2020)
5. 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 or to require tree replacement 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 RMC 4-4-130D3, Restrictions for Critical Areas – General,
and 4-4-130D4, Restrictions for Native Growth Protection Areas.
f. Ensure that the proposal will be consistent with RMC 4-3-090, Shoreline Master Program Regulations. (Ord.
5650, 12-12-2011; Ord. 5976, 8-3-2020)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 839/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
6. 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 Administrator 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. (Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005; Ord. 5304,
9-17-2007; Ord. 5840, 6-12-2017; Ord. 6076, 8-8-2022)
4-9-200 MASTER PLAN AND SITE PLAN REVIEW:
A. PURPOSE AND INTENT:
1. The purpose of this Section shall be to ensure that proposed development is implemented in a manner consistent
with the plans, policies and regulations of the City of Renton and to advance the following objectives:
a. To promote orderly community growth and minimize undesirable development impacts;
b. To promote high quality design;
c. To protect and enhance the natural landscape, environmental features and property values of the City;
d. To ensure convenient and safe pedestrian and vehicle access and circulation; and
e. To promote coordination of public or quasi-public elements within and between developments.
2. Review shall be divided into two (2) types, Master Plan Review and Site Plan Review:
a. Master Plan Review: The purpose of the master plan process is to evaluate projects at a broad level and
provide guidance for development projects with multiple buildings on a single large site. The master plan
process allows for analysis of overall project concepts and phasing as well as review of how the major project
elements work together to implement City goals and policies. Master plan review allows for consideration and
mitigation of cumulative impacts from large-scale development and allows for coordination with City capital
improvement planning. Master plan review should occur at an early stage in the development of a project, when
the scale, intensity and layout of a project are known.
b. Site Plan Review: The purpose of the site plan review process is to analyze the detailed arrangement of
project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical
characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent
with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout,
building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential
future development. (Ord. 6014, 3-22-2021)
B. APPLICABILITY AND AUTHORITY:
1. Master Plan Review: When master plan review is required, such plan shall incorporate all commonly owned
abutting lots; provided, that the total land area of said lots does not exceed twenty-five (25) acres. Master plan
review is required for:
a. CA-zoned sites two and one-half (2-1/2) acres or greater in area upon which residential development is
proposed;
b. CO-zoned sites two (2) acres or greater in area upon which residential development is proposed; and
c. All phased development projects regardless of zone.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 840/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Site Plan Review:
a. When Required: Site plan review is required for all development in the IL, CO, CN, CD, CA, CV, COR,
UC-1, UC-2, R-10, RMH, RM, and R-14 zones, all development within the Employment Area (EA)
designation, and for the following types of development, regardless of zone:
i. K-12 educational institutions.
ii. Parks.
iii. Outdoor recreation facilities.
iv. Rental services with outdoor storage.
v. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities.
vi. Medical institutions, assisted living, and convalescent care facilities.
vii. Cottage house developments. (Ord. 5917, 12-10-2018)
b. Optional: When specifically authorized by the development standards, site plan review may be used as a
means to propose modifications to development standards for developments otherwise exempt from site plan
review.
3. Authority: The Administrator shall have the authority to approve, approve with conditions, or deny proposals
based on this Section when no other permit or approval requires Hearing Examiner review. (Ord. 5676, 12 -3-2012;
Ord. 5759, 6-22-2015; Ord. 5899, 11-19-2018; Ord. 5953, 11-18-2019; Ord. 6042, 12-13-2021; Ord. 6093,
11-28-2022)
C. EXEMPTIONS:
1. Development Exempt from Master Plan Review: The following are exempt from the master plan review:
a. Airplane Manufacturing and Airplane Manufacturing Accessory Functions: New structures, the
rehabilitation of existing structures, or lot line adjustments for airplane manufacturing and airplane
manufacturing accessory functions;
b. Large Lot Subdivisions: Subdivision, lot line adjustment or other method of adjusting lot configurations
that result in lots larger than twenty five (25) acres in size;
c. SEPA Exempt Development: All development categorically exempt from review under RMC 4-9-070G,
Environmental Review Procedures; or
d. Utilities: Underground utility projects.
2. Development Exempt from Site Plan Review: The following are exempt from the site plan review:
a. Planned urban developments;
b. SEPA Exempt Development: All development categorically exempt from review under RMC 4 -9-070G,
Categorical Exemptions, except in cases where:
i. New dwelling units are proposed within the Residential Ten (R-10) and Residential Fourteen (R-14)
zones, where existing dwelling units are included in the proposal; or
ii. Proposed development exceeds the threshold of large project scale per subsection D2b of this Section;
(Ord. 5917, 12-10-2018)
c. Utilities: Underground utility projects;
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 841/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Airplane Manufacturing and Airplane Manufacturing Accessory Functions: The rehabilitation of
existing structures and new structures, except when the new structure abuts a public right-of-way or public
park; and
e. Interior tenant improvements. (Ord. 5675, 12-3-2012; Ord. 5841, 6-12-2017)
D. CRITERIA TO DETERMINE IF PUBLIC HEARING IS REQUIRED:
A public hearing before the Hearing Examiner shall be required in the following cases:
1. All master plans except those covered by a planned action ordinance that included a public hearing that was
determined by the Community and Economic Development Administrator to have provided the public and
decision-makers with sufficient detail regarding the project’s scale, design, bulk and uses. Where a master plan is
approved, subsequent site plans submitted for future phases may be submitted and approved administratively
without a public hearing. (Ord. 5676, 12-3-2012; Ord. 5749, 1-12-2015)
2. Site Plan Review:
a. Significant Environmental Concerns Remain: The Environmental Review Committee determines, based
on departmental comments or public input, that there are significant unresolved concerns raised by the
proposal; or
b. Large Project Scale: The proposed project is more than:
i. One hundred (100) attached residential units;
ii. One hundred thousand (100,000) square feet of gross floor area (nonresidential) in the IL or CO zones
or other zones in the Employment Area (EA) land use designation;
iii. Twenty-five thousand (25,000) square feet of gross floor area (nonresidential) in the CN, CD, CA, CV,
or CO zones outside the Employment Area (EA) land use designation;
iv. Four (4) stories or sixty feet (60') in height;
v. Three hundred (300) parking stalls; or
vi. Ten (10) acres in size of project area.
c. All commercial or industrial projects adjacent to or abutting residentially zoned property, unless the
Administrator determines that the presence of critical areas or other limiting factors on the residential property
make development unlikely or unfeasible. (Ord. 5676, 12-3-2012; Ord. 5759, 6-22-2015; Ord. 6042,
12-13-2021)
E. DECISION CRITERIA:
1. Purpose: These criteria provide general guidance for an applicant in developing a site, but are not intended to
discourage creativity and innovation.
2. Level of Detail:
a. Master Plans: For master plan applications, the Administrator will evaluate compliance with the review
criteria at a level of detail appropriate for master plans. Master plans will be evaluated for general compliance
with the criteria and to ensure that nothing in the master plan will preclude development of a site plan in full
compliance with the criteria.
b. Site Plans: For site plan applications, the Administrator will analyze the plan in detail and evaluate
compliance with the specific requirements discussed below. (Ord. 5676, 12 -3-2012)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 842/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Criteria: The Administrator must find a proposed project to be in compliance with the following: (Ord. 5676,
12-3-2012)
a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including:
i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially
those of the applicable land use designation, and any applicable adopted Community Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordinance and Development Agreements; and
iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4 -3-100. (Ord.
5759, 6-22-2015)
b. Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including:
i. Structures: Restricting overscale structures and overconcentration of development on a particular
portion of the site;
ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent
properties;
iii. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding
properties. Locate utilities underground consistent with RMC 4 -6-090;
iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive
natural features;
v. Landscaping: Using landscaping to provide transitions between development and surrounding
properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the
project; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness
or glare to adjacent properties and streets.
c. On-Site Impacts: Mitigation of impacts to the site, including:
i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and
orientation;
ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics,
views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs;
iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using
topography to reduce undue cutting and filling, and limiting and disconnecting impervious surfaces;
iv. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces,
including but not limited to: (a) breaking up parking areas and directing stormwater flows to multiple low
impact development features such as bioretention areas; (b) locating parking near trees to provide storm
water uptake; (c) retaining or adding vegetation to parking areas; (d) placing existing parking that exceeds
maximum parking ratios in permeable pavement designed consistent with the Surface Water Design
Manual in RMC 4-6-030; and (e) using other low impact development techniques consistent with RMC
4-6-030; and
v. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and
privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 843/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
project. Landscaping also includes the design and protection of planting areas so that they are less
susceptible to damage from vehicles or pedestrian movements. Landscaping shall be consistent with RMC
4-4-070.
d. Access and Circulation: Safe and efficient access and circulation for all users, including:
i. Location and Consolidation: Providing access points on side streets or frontage streets rather than
directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible,
with adjacent properties;
ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the
location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds,
walkways, bikeways, and emergency access ways;
iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings,
public sidewalks and adjacent properties.
e. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate
areas for passive and active recreation by the occupants/users of the site.
f. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and
incorporating public access to shorelines.
g. Natural Systems: Arranging project elements to protect existing natural systems where applicable.
h. Services and Infrastructure: Making available public services and facilities to accommodate the proposed
use.
i. Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for
phased projects. Each phase must be able to stand on its own without reliance upon development of subsequent
phases in order to meet all development standards of this Title.
j. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities.
Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum
extent practicable. (Ord. 5828, 12-12-2016; Ord. 5953, 11-18-2019)
F. APPLICABLE SUBMITTAL AND REVIEW PROCEDURES:
1. General: All applications shall be reviewed in the manner described below and in accordance with chapter 4 -8
RMC, Permits – General and Appeals.
2. Preapplication Conference: Applicants are encouraged to consult early and informally with representatives of
the Planning Division and other affected departments to discuss proposed master plan and site plan applications.
3. Combined Application Authorized: An applicant may submit a master plan, site plan, combined master plan
and site plan for the entire site, or a master plan addressing the entire site with site plan(s) for one or more phases of
the planned site development.
4. Submittal Requirements and Application Fees: Submittal requirements shall be as listed in RMC 4-8-120C;
application fees shall be as set forth in the fee schedule for the City.
5. Public Notice and Comment Period Required: Whenever a completed master plan or site plan review
application is received, the Planning Division shall be responsible for providing public notice of the pending site
plan application, pursuant to RMC 4-8-090, Public Notice Requirements.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 844/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
6. Circulation and Review of Application: Upon receipt of a completed application, the Planning Division shall
route the application for review and comment to various City departments and other jurisdictions or agencies with an
interest in the application.
7. Environmental Review Committee to Determine Necessity for Public Hearing: Upon receipt of final
departmental comments and after the close of the public comment period, the Environmental Review Committee
shall determine the necessity for a public hearing pursuant to subsection D2a of this Section. This determination
may be appealed to the Hearing Examiner pursuant to RMC 4-8-110E.
8. Administrative Approvals: For projects not requiring a public hearing, the Administrator shall take action on the
proposed plan. Approval of a master plan or site plan shall be subject to any mitigation measures that are part of the
City’s SEPA determination. The Administrator shall have the authority to place reasonable conditions on or modify
a plan in order to satisfy the general purposes of this Section, achieve consistency with the review criteria and
compensate for impacts attributable to the proposed development. (Ord. 5676, 12 -3-2012)
9. Hearing Process and Examiner Authority: For projects requiring a public hearing, the Hearing Examiner shall
take action in accordance with the procedures in RMC 4-8-100, Application and Decision – General, and the
following:
a. Date of Hearing: The Planning Division shall coordinate with the Hearing Examiner in setting a hearing
date for the site development review application.
b. Examiner’s Decision: After conducting a public hearing on the master plan or site plan application, the
Hearing Examiner shall render a written decision.
c. Authority for Conditions and Plan Modifications: The Hearing Examiner shall have the authority to place
reasonable conditions on or modify a plan in order to satisfy the general purposes of this Section, achieve
consistency with the review criteria and compensate for impacts attributable to the proposed development.
d. Hearing Examiner Ability to Leave Public Hearing Open: The Hearing Examiner may leave a public
hearing open in order to solicit additional information that demonstrates that an application can be made
consistent with the review criteria and general purposes with minor modifications to a master plan or site plan.
e. Denial: If the Hearing Examiner finds that a master plan or site plan application cannot be made consistent
with the general purposes and review criteria of this Section by requiring reasonable conditions, then the plan
shall be denied.
G. MERGER WITH BINDING SITE PLAN:
The applicant may request that the site plan submitted for site plan review under this Section constitutes a binding
site plan pursuant to chapter 58.17 RCW; provided, that the site plan complies with all the requirements, procedures
and review criteria of this Section as well as the requirements, standards and recording procedure of RMC 4 -7-230.
H. MODIFICATIONS TO AN APPROVED MASTER PLAN OR SITE PLAN:
1. Major Modifications: Major modifications to an approved master plan or site plan require a new application
which is subject to the submittal and review procedures of RMC 4 -9-200F.
2. Minor Modifications: Minor modifications may be permitted by administrative determination. To be considered
a minor modification, the amendment must not:
a. Involve more than a ten percent (10%) increase or decrease in any measurable aspect of the approved plan
such as, but not limited to, area, scale, building height, density, commercial area, amenities, public or private
open space, landscaping, parking spaces, building materials (e.g., glazing), etc.;
b. Have a substantially greater impact on the environment and/or public facilities than the approved plan;
c. Change the boundaries of the originally approved plan; and
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 845/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Substantially alter a key feature of the approved plan. (Ord. 6014, 3 -22-2021)
I. TIMING OF BUILDING PERMITS:
No building permit shall be issued for any use until the Administrator has approved, or approved with conditions,
required master plan and site plan review application(s). All building permits issued shall be in compliance with the
approved site plan. Building permits shall not be issued until the appeal period for an approved site plan has expired.
(Ord. 5676, 12-3-2012)
J. EXPIRATION AND EXTENSIONS:
1. Non-Phased Plans:
a. Master Plans: The Hearing Examiner shall determine, and document in writing, an appropriate expiration
date for the master plan, granting up to five (5) years. An applicant shall submit a complete site plan application
for the development within the specified time frame if a site plan was not combined with the master plan
application. The Administrator may grant a one-year extension for good cause.
b. Site Plans: The final approval of a site plan shall expire within two (2) years of the date of approval. A
single two (2) year extension may be granted for good cause by the Administrator. The Administrator may
determine at their discretion that a public hearing before the Hearing Examiner is required for such extension.
2. Phased Plans:
a. Master Plans: The Administrator may grant master plan approval for large projects planned to be developed
or redeveloped in phases over a period of years exceeding the five (5) year time limit for non -phased plans;
however, the time limit shall not exceed ten (10) years. Such approval shall include clearly defined phases and
specific time limits for each phase and a determination of eligibility for any extensions of the time limits.
b. Site Plans: An applicant may submit a site plan application for either the entire site or a portion of the site
covered by a master plan, provided the application complies with phasing and timing requirements of the
master plan approval. In every case, the site plan application and review shall cover at least that portion of the
site which is directly related to the proposed development as well as any areas that may be impacted by the
development. (Ord. 5675, 12-3-2012; Ord. 6079, 8-8-2022)
K. APPEALS:
Any decision on a master plan or site plan application shall be subject to appeal, pursuant to RMC 4 -8-110, Appeals.
(Ord. 5641, 12-12-2011)
4-9-210 SMALL CELL PERMITS
A. SUBMITTAL REQUIREMENTS:
In addition to other permits or agreements (e.g., administrative conditional use permit, franchise, etc.) necessary for
the installation of one or more small cell facilities, applicants shall apply for a small cell permit using the small cell
permit application form and submit the fee stipulated in the City of Renton Fee Schedule. The submittal shall also
meet the following requirements:
1. The applicant shall provide a map identifying the geographic boundaries for the small cell deployment.
2. The application shall provide specific locational information as specified within the small cell permit application,
and specify whether and where small cell facilities are to be located on existing utility poles including City -owned
light standards, or will utilize replacement utility poles, new poles, towers, existing buildings and/or other structures.
Conduit and/or ground-mounted equipment necessary for and intended for use in the deployment shall also be
specified regardless of whether the additional facilities are to be constructed by the applicant or leased from a third
party. Detailed schematics and visual renderings, including photo simulations, of the small cell facilities shall be
provided by the applicant.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 846/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. The applicant may specify up to five (5) sites in one small cell permit application for processing if all proposed
small cell facilities are subject to the same process type, utilize the same concealment technique, and are located on
the same type of facility (such as the same light standard), and within either the public right -of-way or upon private
property.
4. The applicant shall specifically designate any element of a deployment which qualifies as an eligible facilities
request. Such element may be addressed separately by the Administrator in order to comply with the requirements in
RMC 4-4-140, Wireless Communication Facilities.
5. The applicant shall provide written authorization of the owner of any pole or structure for the installation of its
small cell facilities on such pole or structure. For City -owned poles or structures, the applicant shall submit a copy
of a lease agreement from the City.
6. If the applicant proposes small cell facilities located on or over the public right-of-way, the applicant shall submit
a copy of a right-of-way use permit issued by the City, unless an existing franchise agreement authorizes the
proposed small cell facilities.
7. If the applicant proposes an element which is not exempt from SEPA review, the applicant shall simultaneously
apply under Chapter 43.21C RCW and RMC 4-9-070, Environmental Review Procedures.
8. The applicant shall submit a sworn affidavit signed by a radio frequency (RF) engineer with knowledge of the
proposed project affirming that the small cell deployment will be compliant with all FCC and other governmental
regulations in connection with human exposure to radio frequency emissions for every frequency at which the small
cell facility will operate. If additional transmission facilities necessary to the small cell facility, such as microwave
backhaul, are to be provided by a third party, then the small cell permit shall be conditioned on an RF certification
showing the cumulative impact of the RF emissions of the entire installation. The applicant may provide one
emissions report for the entire small cell deployment if the applicant is using the same small cell facility
configuration for all installations within that batch, or may submit one emissions report for each subgroup
installation identified in the batch.
9. The applicant shall provide proof of FCC and other regulatory approvals required to provide the service(s) or
utilize the technologies sought to be installed.
10. The applicant shall submit a traffic control plan for any small cell facilities located on or over the public
right-of-way.
B. ADMINISTRATION:
1. If more than one application for a small cell permit application is submitted by an applicant, they shall be
considered in the order received. If multiple applications are submitted on the same date, the applicant shall indicate
the order of consideration.
2. The Administrator may approve, deny or conditionally approve all or any portion of the sites proposed in the
small cell permit application. The denial of one or more small cell facility locations within a submittal shall not be
the sole basis for a denial of other locations proposed within the same application.
3. Prior to issuance of a small cell permit, the applicant shall pay the actual administrative expenses incurred by the
City that are directly related to the City’s review of the application, including plan inspection, and approval, as
authorized by RCW 35.21.860(1)(b), as may be amended. (Ord. 5876, 1 -22-2018)
4-9-220 SPECIAL PERMITS:
A. PURPOSE AND AUTHORITY:
Recognizing that there are certain uses of property that may be detrimental to the public health, safety, morals, and
general welfare, and not permitted by right in the zone where proposed, depending upon the facts of each particular
case, a limited power to issue permits for such uses is vested in the Hearing Examiner following recommendation by
the Development Services Division. (Ord. 3592, 12 -14-1981)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 847/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
B. APPLICABILITY: (Reserved)
C. SUBMITTAL REQUIREMENTS AND FEES:
Shall be as listed in RMC 4-8-120C, Land Use Applications, and the City of Renton Fee Schedule. (Ord. 5984,
10-26-2020)
D. REVIEW PROCESS AND DECISION CRITERIA:
The standards of review and procedural requirements shall be the same as a conditional use permit. (Ord. 3592,
12-14-1981)
E. EXPIRATION AND EXTENSIONS:
Shall be as stipulated in RMC 4-8-100H and I.
F. MODIFICATIONS TO APPROVED PLANS: (Reserved)
4-9-230 SPECIAL PERMIT TO ALLOW PRIVATE GARAGES ON STEEP SLOPES TO LOCATE
WITHIN FRONT OR SIDE YARD SETBACK:
A. PURPOSE, AUTHORITY AND CONDITIONS OF APPROVAL:
The Development Services Division may, in specific cases where the topography of the premises or the location of
buildings existing prior to the passage of this Code make compliance with the provisions governing the location of
private garages impossible, grant a special permit for a private garage to be located nearer to the street line than the
main structure, but in any case where such location is within a required front or side yard, the highest point of a
building so located shall not be more than thirty inches (30") above the average level of the ground on the side
farthest from the street line. Likewise, the Development Services Division may, upon proper application, grant a
special permit for the location of a garage on the low side of the street nearer to the street line than the main
building. (Ord. 2630, 4-26-1971, Amd. Ord. 3592, 12-14-1981)
B. APPLICABILITY: (Reserved)
C. REVIEW CRITERIA: (Reserved)
4-9-240 TEMPORARY USE PERMITS:
A. PURPOSE:
A temporary use permit allows a use or structure on private or public property 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:
The standards in this Section will be used for temporary activities characterized by their short -term or seasonal
nature. Temporary uses include construction trailers, parking lot sales, temporary carnivals and fairs, mobile food
vendors, and seasonal sales such as Christmas tree sales. Temporary uses regulated by this section are uses
determined by the City not to be special events as defined by chapter 5-22 RMC where considerable participation
and/or spectators would have a significant impact on transportation, public services, or public safety.
C. EXEMPTIONS:
1. Exemptions for Construction-Related Activities: 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 Administrator:
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.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 848/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. One model home located on an existing lot, and located within the subdivision or residential development to
which it pertains.
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.
2. Exemptions for City-Sponsored Events: The following uses are exempt from permit requirements:
City-sponsored community fairs, festivals, or events, subject to the approval of the Mayor’s office.
3. Exemptions for Special Sales and Ancillary Events Promoting and Located on the Site of an Existing
Permanent Business and Not Requiring a Separate Business License: If determined by the Community and
Economic Development Administrator to be of limited duration with minimal impact on neighboring properties,
such special sales/events shall not require issuance of a temporary use permit but may require a permit from the Fire
Department and/or King County Health Department. (Ord. 5676, 12 -3-2012; Ord. 5806, 6-20-2016)
D. TEMPORARY USE PERMITS ARE REQUIRED FOR OTHER TEMPORARY USES OR STRUCTURES:
The following uses or structures are separated into Tier I, Tier II, and Tier III temporary use categories. Those in the
Tier I category are processed as Type I land use applications, those in the Tier II category are processed as Type II
applications, and those in the Tier III category are processed as Type III applications. Projects subject to SEPA are
processed differently.
1. Tier I: Examples of temporary uses in this category include:
a. Activities allowed by the base zone,
b. Mobile food vendors located in the CN, COR, and UC zones,
c. More than one mobile food vendor per lot in the IL, IM, IH, CV, CA, CD, and CO zones,
d. Vehicle sales events held on property not currently used as an auto dealership and within the Automall Area
and/or Employment Area,
e. Christmas tree lots,
f. Sales events not determined to be exempt pursuant to subsection C3 of this Section,
g. Temporary manufactured homes for medical hardship,
h. Model homes (equaling the lesser of five (5) homes or twenty percent (20%) of the total lots, when located
within the subdivision or residential development to which they pertain), and
i. Proposed temporary uses not listed in this subsection that are found to meet the intent and purposes of this
Section, as determined by the Administrator.
j. Habitation of motorhomes, travel trailers, or campers for up to thirty (30) days and no more than four (4)
times each calendar year, provided that the habitation of such vehicle may occur for no more than seven (7)
days within a six (6) month period without a permit. (Ord. 5759, 6 -22-2015; Ord. 5959, 12-9-2019)
2. Tier II: Examples of temporary uses in this category include:
a. Activities limited or prohibited by the base zone,
b. Mobile food vendors located in the residential zoning designations or within fifty feet (50') of a lot zoned
residential,
c. Mobile food vendors operating between the hours of 12:00 a.m. (midnight) and 5:00 a.m. on a daily basis per
subsection K2 of this Section,
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 849/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. Storage trailers,
e. Circuses, carnivals, fairs, or similar transient amusement or recreational activities,
f. Proposed temporary uses not listed in this subsection that are found to meet the intent and purposes of this
Section, as determined by the Administrator, and
g. Personal delivery devices and associated device dispensers. (Ord. 6096, 12 -5-2022)
3. Tier III: Temporary homeless encampments is the use in this category, and shall have an application fee of one
hundred dollars ($100.00). (Ord. 5676, 12 -3-2012; Ord. 5841, 6-12-2017; Ord. 5908, 12-10-2018)
E. CRITERIA FOR DETERMINING PERMIT TYPE:
The Administrator shall consider the following factors in determining the tier level for each activity: consistency
with the underlying zone, impact on surrounding zones, length of period of time for duration of activity, and hours
of operation. Projects subject to SEPA are processed differently. (Ord. 5676, 12 -3-2012)
F. SUBMITTAL REQUIREMENTS AND APPLICATION FEES:
Submittal requirements and application fees shall be as listed in RMC 4-8-120C, Land Use Applications, and the
City of Renton Fee Schedule Brochure.
G. PUBLIC NOTICE AND COMMENT PERIOD:
Public notice and comment period shall be as listed in RMC 4-8-090, Public Notice Requirements.
H. WAIVER OF REQUIREMENTS AND FEES:
The Community and Economic Development 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.
I. APPLICATION PROCESS AND REVIEW AUTHORITY:
The Community and Economic Development 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. (Ord. 5676, 12 -3-2012)
J. DECISION CRITERIA:
The Administrator may approve, deny, modify, or condition an application for a temporary use permit, based on
consideration of the following factors: (Ord. 5676, 12 -3-2012)
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
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 impact
surrounding uses; and
5. If applicable, the applicant has obtained the required right-of-way use permit. (Ord. 5917, 12-10-2018)
K. ADDITIONAL CONDITIONS:
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 850/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Vehicle Sales Events Held on Property Not Currently Used as an Auto Dealership: Only for properties in the
Automall as shown in RMC 4-3-040 or the Employment Area (EA) land use designation are eligible for a temporary
use permit. Additionally, no more than one vehicle sales event shall be allowed per quarter of the year (year
beginning January 1st) per property or development as determined by the Administrator. The use must be allowed
by the zone district. Further, each such event shall only be permitted for a maximum of seven (7) consecutive days
per quarter. Such sales are not permissible outside of the Automall and Employment Area and are not eligible for a
temporary use permit. (Ord. 5676, 12 -3-2012; Ord. 5759, 6-22-2015)
2. Mobile Food Vendors: Vendors shall comply with all of the following conditions:
a. 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.
b. The site occupied by the mobile food vendor shall be restored to the original or better condition upon each
removal of the vending unit.
c. The mobile food vendor shall not obstruct any drive aisles or ingress/egress within the site. (Ord. 5908,
12-10-2018)
3. Temporary Homeless Encampments:
a. Location Criteria: A temporary homeless encampment shall be located at a religious institution. If the
religious institution is not actively practicing on the site proposed for a temporary encampment, then the
religious institution must comply with all other permit requirements for the underlying zone required for siting
a new religious institution and temporary homeless encampment.
b. Setbacks: The temporary homeless encampment shall be located a minimum of twenty feet (20') from the
property line of abutting properties containing residential uses.
c. Visual Buffering: A six-foot (6') high sight obscuring fence, vegetative screen or other visual buffering shall
be provided between the temporary homeless encampment and any abutting residential property and the
right-of-way. The fence shall provide privacy and a visual buffering for encampment residents and neighboring
properties in a manner and material approved by the code official. The code official shall consider existing
vegetation, fencing, topographic variations and other site conditions in determining compliance with this
requirement.
d. Exterior Lighting: Exterior lighting must be directed downward, away from abutting and adjoining
properties, and contained within the temporary homeless encampment.
e. Maximum Residents: The maximum number of residents within a temporary homeless encampment is one
hundred (100).
f. Additional Parking: Each lot occupied by a temporary homeless encampment must provide or have
available parking and vehicular maneuvering area. The temporary homeless encampment and the parking of
any vehicles associated with a temporary homeless encampment application shall not displace the host site’s
parking lot in such a way that the host site no longer meets the minimum or required parking of the principal
use as required by code or previous approvals unless an alternative parking plan has been approved.
g. Transit Proximity and Transportation Plan: A transportation plan is required which shall include
provision of transit services. The temporary homeless encampment shall be within one -half
(1/2) mile of a public transit stop or the sponsor or managing organization must demonstrate the ability for
residents to obtain access to the nearest public transportation stop through sponsor or host provided van or car
pools. During hours when public transportation is not available, the sponsor or host shall also make
transportation available to anyone who is rejected from or ordered to leave the temporary homeless
encampment.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 851/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
h. Code of Conduct: A code of conduct is required to be enforced by the managing agency. The code shall
contain the following as a minimum:
i. No drugs or alcohol.
ii. No concealed weapons without a current valid concealed weapons permit.
iii. No menacing, threatening or assaultive behavior.
iv. No open flames.
v. No loitering in the surrounding neighborhood.
vi. Quiet hours.
Nothing within this subsection shall prohibit the temporary homeless encampment sponsor or managing
organization from imposing and enforcing additional code of conduct conditions not otherwise inconsistent
with this section. The managing agency shall enforce the written code of conduct. Failure by the managing
agency to take action against a resident who violates the terms of the written code of conduct may result in
cancellation of the permit.
i. Compliance with Health and Safety Codes: The temporary homeless encampment shall comply with all
applicable standards of the Seattle-King County Health Department, or its successor. The managing agency
shall ensure compliance with Washington State and City codes concerning but not limited to drinking water
connections, human waste, solid waste disposal, electrical systems, and fire-resistant materials.
j. Inspections: The temporary homeless encampment shall permit regular inspections by the City, including the
Police Department and the Fire Department, and King County Health Department, to check compliance with
the standards for the temporary homeless encampment. (Ord. 5806, 6-20-2016)
k. Identification: The managing agency shall take all reasonable and legal steps to obtain verifiable
identification, such as a driver’s license, government-issued identification card, military identification or
passport from prospective and temporary homeless encampment residents.
l. Log-In and Identification: The temporary homeless encampment managing organization shall maintain a
resident log for all who are residing at the temporary homeless encampment. Such log shall be kept on site at
the temporary homeless encampment. Prospective encampment residents shall provide a verifiable form of
identification when signing the log.
m. Duration and Frequency: Temporary homeless encampments may be approved for a time period not to
exceed ninety two (92) days, including setup and dismantling of the encampment. A temporary homeless
encampment may be located at the same site no more than once every twelve (12) months. For the purposes of
this subsection, the twelve (12) months shall be calculated from the last day of the prior encampment at the site.
n. Public Meeting – Informal Public Meeting Required: The Community and Economic Development
Administrator shall require an applicant to conduct an informal public meeting to inform citizens about a
proposed temporary homeless encampment prior to submittal of an application. Notice of the informal public
meeting shall be provided in the same manner as required for notice of the application, at least ten (10) days
prior to the informal public meeting. Prior to the informal public meeting, the temporary homeless encampment
sponsor and managing organization shall meet and confer with the Police Department regarding any proposed
security measures. At the informal public meeting, a representative of the temporary homeless encampment
sponsor and managing organization shall present in writing and describe the proposed temporary homeless
encampment location, timing, site plan, code of conduct, encampment concerns, management security
measures, and any input or comment received on the plan, including any comment or input from the Police
Department, or comment or input from schools and/or child care services. Copies of the agenda and other
materials shall be provided by the applicant at the meeting. The meeting shall be conducted on the subject
property whenever feasible.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 852/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
o. Notification to Schools and Child Care Services: Prior to any application for a temporary homeless
encampment permit, the temporary homeless encampment sponsor, or temporary homeless encampment
managing organization shall meet and confer with the administration of any public or private elementary,
middle, junior high or high school within six hundred (600) feet of the boundaries of the lot(s) proposed to
contain the temporary homeless encampment, and shall meet and confer with the operators of any properly
licensed child care service within six hundred (600) feet of the boundaries of the lot(s) proposed to contain the
temporary homeless encampment. The temporary homeless encampment sponsor and the school administration
and/or child care service operator shall make a good faith effort to agree upon any additional conditions that
may be appropriate or necessary to address school and/or child care concerns regarding the location of a
temporary encampment within six hundred (600) feet of such a facility. Any such conditions agreed upon
between the parties shall be submitted to the Hearing Examiner for consideration, for inclusion within the
temporary homeless encampment permit. In the event the parties fail to agree on any conditions, either party
may provide the Hearing Examiner with a written summary of the parties’ discussions, which the Hearing
Examiner may consider in evaluating whether the conditions for the temporary homeless encampment permit
are met, or the need for additional conditions upon the temporary homeless encampment permit, without
violating the legal rights of the temporary homeless encampment sponsor.
p. Review Authority, Appeals, and Permit Revocation: Decision authority is at the Hearing Examiner level
with a public hearing, as designee for the Administrator, and the appeal authority is with City Council. If a
permit is revoked pursuant to subsection R1 of this Section, the applicant may request an appeal before the City
Council. (Ord. 5676, 12-3-2012)
4. Personal Delivery Devices and Device Dispensers: One Tier II temporary use permit may be permitted and
active for personal delivery device operation so long as all the requirements of chapter 46.75 RCW are met. In
addition to the decision criteria listed in subsection J of this Section, the personal delivery device operator
(“operator”) shall also comply with the following:
a. Device Operation: Operation shall be limited to one operator in a predefined geographic area subject to
Administrator approval.
b. Public Outreach and Education: Every six (6) months the operator shall hold one public outreach event
and notify Washington State Department of Services for the Blind, all property owners, tenants, and residents
within the proposed boundary area, including those comprised within a three -hundred-foot (300') buffer
surrounding the perimeter of the proposed boundary area, unless waived by the Administrator.
c. Copy of Notice: The applicant shall provide staff with a copy of the notice provided to the Washington State
Department of Services for the Blind.
d. Device Identification: Personal delivery devices shall be clearly marked with a unique identification
number for the device and phone number and email contact information for the operator and the operator shall
actively monitor the phone number and email while any unit is deployed, including while a unit is missing,
malfunctioned, stuck, or stolen.
e. Parking: The device dispenser and the parking of any associated delivery vehicles shall not render the host
site nonconforming unless an alternative parking plan has been approved.
f. No Right of Action: No right of action shall lie against the City, its agents, officers, employees, or
volunteers for damage, replacement, or repairs to personal delivery device as a result of actions reasonably
taken to prevent or cure immediate risks to the public health, safety or welfare or to the environment. Such
action may include, but is not limited to, a personal delivery device that must be disabled, blocked or
deactivated to prevent injury, property damage or other public safety risks. (Ord. 6096, 12 -5-2022)
L. SPECIAL CRITERIA FOR TEMPORARY MANUFACTURED HOME FOR MEDICAL HARDSHIP:
In lieu of the criteria in subsection J of this Section, a manufactured home which complies with Housing and Urban
Development (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
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 853/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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.
M. CONDITIONS OF APPROVAL:
1. General: The Administrator 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.
2. Additional Requirements – for Model Homes: In addition to the requirements of subsection M1 of this Section,
General, the Administrator 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. (Ord. 5676, 12 -3-2012)
N. OTHER REQUIRED PERMITS:
The temporary use may also require permits and inspections from both the Fire Department and/or Development
Services Division to ensure that the temporary use is in compliance with Fire/Building Codes. (Ord. 5806,
6-20-2016)
O. EXPIRATION AND EXTENSION:
1. Standard Period of Validity: Except as specified in subsection O2 of this Section, a temporary use permit is
valid for up to one year from the effective date of the permit, unless the Administrator establishes a shorter time
frame. (Ord. 5676, 12-3-2012)
2. 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 approved in twelve (12) month increments subject to demonstration of continuing
medical hardship. The manufactured home shall be removed within ninety (90) calendar days of the expiration of
the temporary use permit or the cessation of provision of daily care.
3. Extension Requests for all Other Uses: An applicant can request that a permit be valid beyond one year and for
up to five (5) years at time of application or prior to permit expiration. Extension requests do not require additional
fees and shall be requested in writing to the Community and Economic Development Administrator. (Ord. 5675,
12-3-2012)
P. 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.
Q. SECURITY:
The Administrator may require security in conformance with RMC 4 -9-060C 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
Administrator, 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. (Ord. 5676, 12-3-2012)
R. PERMIT REVOCATION:
1. Revocation of Temporary Use Permit: Should the Administrator determine that information has been provided
to the City which was false, incomplete, or has changed, such that the decision criteria in subsection J of this Section
are incorrect, false, or have not been met, or the temporary use actually being used is different than or greater than
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 854/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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. (Ord. 5676, 12 -3-2012)
2. Appeal: If revoked pursuant to subsection R1 of this Section, applicant may request an appeal before the City’s
Hearing Examiner.
(Ord. 4560, 11-13-1995; Amd. Ord. 4963, 5-13-2002; Ord. 5432, 12-8-2008; Ord. 5450, 3-2-2009; Ord. 5471,
7-13-2009; Ord. 5570, 11-15-2010)
4-9-250 VARIANCES, WAIVERS, MODIFICATIONS, AND ALTERNATES:
A. PURPOSES:
1. Variances: A grant of relief from the requirements of this Title which permits construction in a manner that
otherwise is prohibited by this Title.
2. Waivers: (Reserved)
3. Modifications: To modify a Code requirement when there are practical difficulties involved in carrying out the
provisions of this Title when a special individual reason makes the strict letter of this Code impractical. (Ord. 4346,
3-9-1992)
4. Alternates: To allow the use of any material or method of construction not specifically prescribed by this Title.
(Ord. 4346, 3-9-1992; Ord. 5137, 4-25-2005)
B. VARIANCE PROCEDURES:
1. Authority and Applicability for Administrative Variances: Except for the referenced Code in RMC
4-9-250B2, the Administrator shall have the authority to approve, approve with conditions, or deny applications for
variances from the development standards of the following Code when no other permit or approval requires Hearing
Examiner review: (Ord. 5676, 12-3-2012)
a. Chapter 4-2 RMC, except for RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations, and
RMC 4-2-080, Conditions Associated with Zoning Use Tables; and Chapter 4-4 RMC.
b. Proposals Located Within Critical Areas:
i. Wellhead Protection Areas: If an applicant feels that the strict application of aquifer protection
regulations would deny all reasonable use of the property or would deny installation of public
transportation or utility facilities determined by the public agency proposing these facilities to be in the
best interest of the public health, safety and welfare, the applicant of a development proposal may apply
for a variance.
ii. Flood Hazards: Variances from the flood hazard requirements of RMC 4 -3-050, Critical Areas
Regulations.
iii. Steep Slopes Forty Percent (40%) or Greater and Very High Landslide Hazards: Variances from
the geologic hazard requirements of RMC 4-3-050, Critical Areas Regulations.
iv. Wetlands:
(a) Creation/restoration/enhancement ratios: Categories I and II.
(b) Buffer width reductions not otherwise authorized by RMC 4-3-050 for Category IV.
(c) A new or expanded single family residence on an existing, legal lot, having a regulated Category
IV wetland.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 855/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(d) Buffer width reductions not otherwise authorized by RMC 4-3-050 for Category I or II.
v. Streams and Lakes:
(a) A new or expanded single family residence on a pre-existing platted lot where there is not enough
developable area elsewhere on the site to accommodate building pads and provide practical off -street
parking, providing reasonable use of the property.
(b) Buffer width reductions not otherwise authorized by RMC 4-3-050, Streams and Lakes, for Types
F, Np, and Ns.
(c) Activities proposing to vary from stream regulations and authorized to be requested as variances in
RMC 4-3-050.
vi. General: Public/quasi-public utility or agency proposing to alter wellhead protection, geologic hazard,
habitat or wetlands regulations not listed above.
c. Proposals to Vary from the Drainage Standards: If an applicant feels that the application of the
regulations in the Surface Water Design Manual would deny all reasonable use of the property, the applicant of
a development proposal may apply for a variance. (Ord. 4835, 3 -27-2000; Ord. 4851, 8-7-2000; Ord. 5157,
9-26-2005; Ord. 5450, 3-2-2009; Ord. 5519, 12-14-2009; Ord. 5526, 2-1-2010; Ord. 5757, 6-1-2015; Ord.
5790, 4-25-2016; Ord. 5906, 12-10-2018)
2. Limitation on Authority: The Administrator shall not grant variances to:
a. Development standards or requirements related to residential density minimums or maximums, units per
structure or units per lot;
b. Any procedural or administrative provision of this title; and
c. Any provision of this title from which a variance is expressly prohibited.
3. Filing of Application: A property owner, or his duly authorized agent, may file an application for a variance
which application shall set forth fully the grounds therefor and the facts deemed to justify the granting of such
variance.
4. Submittal Requirements and Application Fees: Shall be as listed in RMC 4-8-120C, Land Use Permit
Submittal Requirements, and the most currently adopted Renton Fee Schedule.
5. Public Notice and Comment Period: Notice of the application shall be given pursuant to RMC 4-8-090, Public
Notice Requirements.
6. Decision Criteria: Except for variances from critical areas regulations, a determination shall be made in writing
that the conditions specified below have been found to exist: (Amd. Ord. 4835, 3 -27-2000)
a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary
because of special circumstances applicable to subject property, including size, shape, topography, location or
surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject
property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical
zone classification;
b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the
property or improvements in the vicinity and zone in which subject property is situated;
c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of
other properties in the vicinity and zone in which the subject property is situated;
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 856/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
d. That the approval is a minimum variance that will accomplish the desired purpose. (Amd. Ord. 4835,
3-27-2000; Ord. 5675, 12-3-2012)
7. Special Review Criteria – Reasonable Use Variance – Critical Areas Regulations Only: For variance requests
related to the critical areas regulations not subject to subsections B8 to B13 of this Section, a reasonable use
variance may be granted if all of the following criteria are met: (Ord. 5676, 12 -3-2012)
a. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the
property or improvements in the vicinity and zone in which subject property is situated;
b. There is no reasonable use of the property left if the requested variance is not granted;
c. The variance granted is the minimum amount necessary to accommodate the proposal objectives;
d. The need for the variance is not the result of actions of the applicant or property owner; and
e. The proposed variance is based on consideration of the best available science as described in WAC
365-195-905; or where there is an absence of valid scientific information, the steps in subsection F of this
Section are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-21-2000)
8. Special Review Criteria for Variances from the Wellhead Protection Regulations: Except for public or
quasi-public utility or agency proposals which are subject to subsection B12 of this Section, the following criteria
shall be considered, in addition to those criteria in subsections B6 and B7 of this Section, for variances from aquifer
protection regulations:
a. That the proposed activities will not cause significant degradation of groundwater or surface water quality;
and
b. That the applicant has taken deliberate measures to minimize aquifer impacts, including but not limited to the
following:
i. Limiting the degree or magnitude of the hazardous material and activity; and
ii. Limiting the implementation of the hazardous material and activity; and
iii. Using appropriate and best available technology; and
iv. Taking affirmative steps to avoid or reduce impacts; and
c. That there will be no damage to nearby public or private property and no threat to the health or safety of
people on or off the property; and
d. The proposed variance is based on consideration of the best available science as described in WAC
365-195-905; or where there is an absence of valid scientific information, the steps in subsection F of this
Section are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-21-2000; Ord. 5519, 12-14-2009; Ord. 5757,
6-1-2015)
9. Special Review Criteria for Variances from Flood Hazard Requirements in the Critical Areas Regulations:
In lieu of the variance criteria of subsection B6 of this Section, the following directives and criteria shall be utilized
in the review of variance applications related to the flood hazard requirements of the critical areas regulations: (Ord.
5519, 12-14-2009)
a. Purpose and Intent: Variances, as interpreted in the national flood insurance program, are based on the
general zoning law principle that they pertain to a physical piece of property; they are not personal in nature
and do not pertain to the structure, its inhabitants, economic or financial circumstances. They primarily address
small lots in densely populated residential neighborhoods. As such, variances from the flood elevations should
be quite rare.
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 857/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Review Criteria: In passing upon such an application for a variance, the following review criteria shall be
considered: (Ord. 5519, 12-14-2009)
i. Consider all technical evaluations, all relevant factors, standards specified in other sections of this
Section; and:
(a) The danger that materials may be swept onto other lands to the injury of others;
(b) The danger to life and property due to flooding or erosion damage;
(c) The susceptibility of the proposed facility and its contents to flood damage and the effect of such
damage on the individual owner;
(d) The importance of the services provided by the proposed facility to the community;
(e) The necessity to the facility of a waterfront location, where applicable;
(f) The availability of alternative locations for the proposed use which are not subject to flooding or
erosion damage;
(g) The compatibility of the proposed use with existing and anticipated development;
(h) The relationship of the proposed use to the comprehensive plan and flood plain management
program for that area;
(i) The safety of access to the property in times of flood for ordinary and emergency vehicles;
(j) The expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters and
the effects of wave action, if applicable, expected at the site; and
(k) The costs of providing governmental services during and after flood conditions, including
maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water
systems, and streets and bridges.
ii. Generally, the only condition under which a variance from the elevation standard may be issued is for
new construction and substantial improvements to be erected on a lot of one -half (1/2) acre or less in size
contiguous to and surrounded by lots with existing structures constructed below the base flood level,
provided criteria in subsection B9b(i) of this Section have been fully considered. As the lot size increases,
the technical justification required for issuing the variance increases.
iii. Variances may be issued for nonresidential buildings in very limited circumstances to allow a lesser
degree of floodproofing than watertight or dry floodproofing, where it can be determined that such action
will have low damage potential, complies with all other variance criteria except subsections B9b(ii), (iii)
or (iv) of this Section, and otherwise complies with RMC 4-3-050I2a and I2b of the general standards.
iv. Variances may be issued for the reconstruction, rehabilitation, or restoration of structures listed in the
National Register of Historic Places or the State Inventory of Historic Places, without regard to the
procedures set forth in this Section.
v. Variances shall not be issued within a designated floodway if any increase in flood levels during the
base flood discharge would result.
vi. Variances shall only be issued upon:
(a) A showing of good and sufficient cause;
(b) A determination that failure to grant the variance would result in exceptional hardship to the
applicant;
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 858/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(c) A determination that the granting of a variance will not result in increased flood heights, additional
threats to public safety, extraordinary public expense, create nuisances, cause fraud on or victimization
of the public or conflict with existing local laws or ordinances.
(d) A determination that the variance is the minimum necessary, considering the flood hazard, to afford
relief.
c. Conditions of Approval: Upon consideration of the factors of subsection B9b of this Section, and the
purposes of this Section, conditions may be attached to the granting of variances if deemed necessary to further
the purposes of this Section. (Ord. 5519, 12 -14-2009)
d. Notice Required upon Variance Approval: Any applicant to whom a variance is granted shall be given
written notice that the structure will be permitted to be built with a lowest floor elevation below the base flood
elevation and that the cost of flood insurance will be commensurate with the increased risk resulting from the
reduced lowest floor elevation.
e. Records: The Administrator shall maintain the records of all variance actions and report any variances to the
Federal Insurance Administration upon request. (Ord. 4835, 3 -27-2000; Amd. Ord. 4851, 8-7-2000; Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
10. Special Review Criteria – Steep Slopes Forty Percent (40%) or Greater and Very High Landslide
Hazards: For variance requests to alter steep slopes over forty percent (40%) or greater and very high landslide
hazard areas and their associated setbacks, the following criteria shall apply:
a. The variance granted is the minimum amount necessary to accommodate the proposal; and
b. Alternative development concepts that comply with RMC 4 -3-050 have been evaluated and that practical
difficulties and unnecessary hardship would result from the strict application of the code; and
c. The proposal does not adversely impact geological hazards or other critical areas on adjacent properties; and
d. The need for the variance is not the result of actions of the applicant or property owner; and
e. The proposal does not create or increase a risk to the public health, safety, and welfare, or to public or private
property; and
f. If the Administrator approves a variance under this subsection, the following conditions of approval, among
others, may be imposed:
i. The recommendations of the geotechnical report are followed;
ii. Project plans shall be reviewed and sealed by a geotechnical engineer or the geotechnical engineer shall
submit a sealed letter stating that they have reviewed the plans and in their opinion the plans and
specifications meet the intent of the geotechnical report; and
iii. An appropriate number of site visits by the geotechnical engineer to establish proper methods,
techniques, and adherence to plan drawings is demonstrated during and after construction.
11. Special Review Criteria – Single Family Residence on a Legal Lot with a Category IV Wetland; or Single
Family Residence on a Legal Lot with a Type F, Np, or Ns Stream/Lake: In lieu of the criteria shown in
subsection B7 of this Section, a variance may be granted from any wetland or stream requirement in the critical
areas regulations for a single family residence to be located on an existing legal lot if all of the following criteria are
met:
a. The proposal is the minimum necessary to accommodate the building footprint and access. In no case,
however, shall the impervious surface exceed five thousand (5,000) square feet, including access. Otherwise
the alteration shall be subject to the review criteria of subsection B7 of this Section; (Ord. 5519, 12 -14-2009)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 859/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. Access is located so as to have the least impact on the wetland and/or stream/lake and its buffer;
c. The proposal preserves the functions and values of the wetlands and/or stream/lake/riparian habitat to the
maximum extent possible;
d. The proposal includes on-site mitigation to the maximum extent possible;
e. The proposal first develops noncritical area, then the critical area buffer, before the critical area itself is
developed;
f. The proposed activities will not jeopardize the continued existence of endangered, threatened or sensitive
species as listed by the Federal government or the State;
g. The inability to derive reasonable economic use of the property is not the result of actions segregating or
dividing the property and creating the undevelopable condition after the effective date of this Section; and
h. The proposed variance is based on consideration of the best available science as described in WAC
365-195-905; or where there is an absence of valid scientific information, the steps in subsection F of this
Section are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-7-2000; Ord. 5757, 6-1-2015)
12. Special Review Criteria – Public/Quasi-Public Utility or Agency Altering Wellhead Protection, Geologic
Hazard, Habitat, Stream/Lake or Wetland Regulations: In lieu of the variance criteria of subsection B6 of this
Section, applications by public/quasi-public utilities or agencies proposing to alter aquifer protection, geologic
hazard, habitat, stream and lake or wetland regulations shall be reviewed for compliance with all of the following
criteria:
a. Public policies have been evaluated and it has been determined by the Department Administrator that the
public’s health, safety, and welfare is best served;
b. Each facility must conform to the Comprehensive Land Use Plan and with any adopted public programs and
policies;
c. Each facility must serve established, identified public needs;
d. No practical alternative exists to meet the needs;
e. The proposed action takes affirmative and appropriate measures to minimize and compensate for
unavoidable impacts;
f. The proposed activity results in no net loss of regulated wetland or stream/lake area, value, or function in the
drainage basin where the wetland, stream or lake is located;
g. The proposed activities will not jeopardize the continued existence of endangered, threatened or sensitive
species as listed by the Federal government or the State;
h. That the proposed activities will not cause significant degradation of groundwater or surface water quality;
i. The approval is the minimum variance necessary to accomplish the desired purpose; and (Ord. 5519,
12-14-2009; Ord. 5676, 12-3-2012)
j. The proposed variance is based on consideration of the best available science as described in WAC
365-195-905; or where there is an absence of valid scientific information, the steps in subsection F of this
Section are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-7-2000; Ord. 5757, 6-1-2015)
13. Special Review Criteria – Constructing Structures over Piped Streams: For variance requests involving the
construction of structures over piped streams, the following criteria shall apply:
a. The proposal is the minimum necessary to accommodate the structure; and
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 860/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
b. There is no other reasonable alternative to avoid building over a piped stream; and
c. The existing pipe stream system that would have to be located under the structure is replaced with new pipe
material to ensure long-term life of the pipe and meets structural requirements; and
d. The piped stream system is sized to convey the one hundred (100) year future land use condition runoff from
the total upstream tributary area as determined from a hydrologic and hydraulic analysis performed in
accordance with standards determined by the City and in accordance with other City’s standards; and
e. The piped stream that will be built over will need to be placed in a casing pipe sized to allow pipe skids and
the potential need to increase the pipe size by a minimum of one pipe diameter. The casing pipe shall be a
minimum of three (3) pipe diameters larger than the diameter of the pipe that conveys the stream; and
f. To allow for maintenance, operation and replacement of the piped stream that has been built over, a flow
bypass system shall be constructed and access manholes or other structures of sufficient size as determined by
the City shall be required on both sides of the section of the piped stream that is built upon; and
g. There will be no damage to nearby public or private property and no threat to the health or safety of people
on or off the property.
14. Special Review Criteria: In lieu of the variance criteria of subsection B7 of this Section, applications proposing
to alter the core and special requirements described in the Surface Water Design Manual shall be reviewed for
compliance with all of the following criteria:
a. There are special physical circumstances or conditions affecting the property such that strict application of
the criteria for producing a compensating or comparable result would deprive the applicant of all reasonable
use of the parcel of land in question, and every effort has been made to find creative ways to meet the intent of
the requirement for which the variance is sought;
b. Granting the variance for the individual property in question will not create a significant adverse impact to
public health, welfare, water quality, and properties downstream or nearby;
c. The variance requires the best practicable alternative for achieving the spirit and intent of the requirement in
question; and
d. In addition, the application must include the following information as required by the State Department of
Ecology per the 2007 Phase II NPDES General Municipal Stormwater Permit:
i. The current (pre-project) use of the site.
ii. How application of the requirements in the Surface Water Design Manual for which a variance is being
requested denies all reasonable use of site compared to the development review conditions and restrictions
that would have been placed on the project prior to the adoption of the Surface Water Design Manual.
iii. The possible remaining uses of the site if the variance was not granted.
iv. The uses of the site that would have been allowed under development review conditions and
restrictions that would have been placed on the project prior to the adoption of the Surface Water Design
Manual.
v. A comparison of the estimated amount and percentage of value loss as a result of the requirements of
this manual versus the estimated amount and percentage of value loss as a result of conditions and/or
restrictions that would have been placed on the project prior to the adoption of the Surface Water Design
Manual.
vi. The feasibility for the owner to alter the project to apply the requirements of this manual. (Ord. 5526,
2-1-2010)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 861/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
15. Continuation of Public Hearing: If for any reason testimony in any manner set for public hearing, or being
heard, cannot be completed on date set for such hearing, the person presiding at such public hearing or meeting may,
before adjournment or recess of such matters under consideration, publicly announce the time and place to and at
which said meeting will be continued, and no further notice of any kind shall be required. (Ord. 3463, 8 -11-1980;
Amd. Ord. 4648, 1-6-1997; Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010)
16. Decision Process:
a. The Administrator Shall Announce Findings and Decisions: Not more than thirty (30) days after the
termination of the proceedings of the public hearing on any variance, the Administrator shall announce the
Administrator’s findings and decision. If a variance is granted, the record shall show such conditions and
limitations in writing as the Administrator may impose.
b. Notice of Decision of the Administrator: Following the rendering of a decision on a variance application, a
copy of the written order by the Administrator shall be mailed to the applicant at the address shown on the
application and filed with the Department of Community and Economic Development and to any other person
who requests a copy thereof.
c. Reconsideration: (Reserved)
d. Record of Decision: Whenever a variance is approved by the Administrator, the Department shall forthwith
make an appropriate record and shall inform the administrative department having jurisdiction over the matter.
(Amd. Ord. 4835, 3-27-2000; Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5526, 2-1-2010; Ord. 5676,
12-3-2012)
17. Conditions of Approval: Conditions may be placed upon the variance if deemed to be necessary and required.
(Amd. Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010; Ord. 5676, 12-3-2012)
18. Finalization: (Reserved) (Ord. 5526, 2-1-2010)
19. Expiration of Variance Approval: Any variance granted, unless otherwise specified in writing, shall become
null and void in the event that the applicant or owner of the subject property for which a variance has been requested
has failed to commence construction or otherwise implement effectively the variance granted within a period of two
(2) years after such variance has been issued. For proper cause shown, an applicant may petition for an extension of
the two (2) year period during the variance application review process, specifying the reasons for the request. The
time may be extended but shall not exceed one additional year in any event. (Amd. Ord. 4835, 3 -27-2000; Ord.
4851, 8-7-2000; Ord. 5526, 2-1-2010; Ord. 5676, 12-3-2012)
20. Extension of Approval: For proper cause shown, an applicant may petition for an extension of the approved
expiration period established per subsection B19 of this Section prior to the expiration of the time period, specifying
the reasons for the request. The time limit may be extended, but such extension shall not exceed one additional year
in any event. (Ord. 3463, 8-11-1980; Amd. Ord. 4648, 1-6-1997; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord.
5137, 4-25-2005; Ord. 5526, 2-1-2010; Ord. 5676, 12-3-2012; Ord. 5867, 12-11-2017; Ord. 5981, 10-12-2020)
C. WAIVER PROCEDURES:
1. Authority for Waiver, General: (Reserved)
2. Authority for Waiver of Street Improvements: The Administrator may grant waiver of the installation of street
improvements subject to the determination that there is reasonable justification for such waiver. (Ord. 5156,
9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
3. Application and Fee: Any application for such a waiver shall specify in detail the reason for such requested
waiver and may contain such evidence including photographs, maps, and surveys as may be pertinent thereto. The
application fee shall be as specified in the City of Renton Fee Schedule.
4. Decision Criteria, General: (Reserved)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 862/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
5. Decision Criteria for Waivers of Street Improvements: Reasonable justification shall be based on criteria “a”
and “b” below; additional justification may include, but is not limited to, criteria “c” through “e” below:
a. Required street improvements would have a negative impact on other properties.
b. In no case shall a waiver be granted unless it is shown that there will be a de minimis effect on the public
health, safety or welfare if the improvements are not installed, and that the improvements are not needed for
current or anticipated development.
c. Required street improvements will alter an existing wetlands or stream, or have a negative impact on a
shoreline’s area.
d. Required improvements will be installed as part of a City project, as identified in the City’s Transportation
Improvement Program or similar documentation as determined by the Administrator.
e. Existing steep topography would make required street improvements infeasible. (Ord. 5137, 4 -25-2005; Ord.
5981, 10-12-2020)
D. MODIFICATION PROCEDURES:
1. Application Time and Decision Authority: Modification from standards, either in whole or in part, shall be
subject to review and decision by the Administrator upon submittal in writing of justification for such modification.
(Amd. Ord. 4777, 4-19-1999)
2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title,
the Department Administrator may grant modifications for individual cases provided he/she shall first find that a
specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use
designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose
of this Code, and that such modification:
a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land
Use Element and the Community Design Element and the proposed modification is the minimum adjustment
necessary to implement these policies and objectives;
b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability
intended by the Code requirements, based upon sound engineering judgment;
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
d. Conforms to the intent and purpose of the Code; and
e. Can be shown to be justified and required for the use and situation intended; (Ord. 4517, 5 -8-1995; Ord.
4802, 10-25-1999; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005; Ord. 5369, 4-14-2008; Ord. 5981,
10-12-2020)
E. ALTERNATE PROCEDURES:
1. Authority: The provisions of this Title are not intended to prevent the use of any material or method of
construction or aquifer protection not specifically prescribed by this Title, provided any alternate has been approved
and its use authorized by the Public Works Administrator. (Ord. 5450, 3 -2-2009)
2. Decision Criteria: The Administrator may approve any such alternate, provided he/she finds that the proposed
design and/or methodology is satisfactory and complies with the provisions of this Title and that the material,
method or work offered is, for the purpose intended, at least the equivalent of that prescribed in this Title in
suitability, strength, effectiveness, durability, safety, maintainability and environmental protection. (Amd. Ord.
4851, 8-7-2000)
Renton Municipal Code
Chapter 9 PERMITS – SPECIFIC
Page 863/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. Substantiation: The Department Administrator shall require that sufficient evidence or proof be submitted to
substantiate any claims that may be made regarding its use. (Amd. Ord. 4851, 8-7-2000)
4. Record of Decision: The details of any action granting approval of an alternate shall be written and entered in the
files of the Code enforcement agency. (Ord. 4367, 9-14-1992; Ord. 5137, 4-25-2005)
F. ABSENCE OF VALID SCIENTIFIC INFORMATION:
Where there is an absence of valid scientific information or incomplete scientific information relating to a critical
area leading to uncertainty about the risk to critical area function of permitting an alteration of or impact to the
critical area, the decision shall be based upon the following:
1. A “precautionary or a no-risk approach” that appropriately limits development and land use activities until the
uncertainty is sufficiently resolved, or determine that protection can be ensured by using an approach different from
that derived from the best available science; provided, that the applicant demonstrates on the record how the
alternative approach will protect the functions and values of the critical area; and
2. A required application of an effective adaptive management program that relies on scientific methods to evaluate
how well regulatory and nonregulatory actions protect the critical area. An adaptive management program is a
formal and deliberate scientific approach to taking action and obtaining information in the face of uncertainty. An
adaptive management program shall:
a. Address funding for the research component of the adaptive management program;
b. Change course based on the results and interpretation of new information that resolves uncertainties; and
c. Commit to the appropriate timeframe and scale necessary to reliably evaluate regulatory and nonregulatory
actions affecting protection of critical areas and anadromous fisheries. (Ord. 5137, 4 -25-2005; Ord. 5676,
12-3-2012)
4-9-260 VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1 -3-1. (Ord. 4722,
5-11-1998; Amd. Ord. 4856, 8-21-2000; Ord. 5159, 10-17-2005)
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 864/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 10
LEGAL NONCONFORMING STRUCTURES,
USES AND LOTS
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 4 -9 RMC.
Chapter 4-8 RMC should also be consulted for general procedural and submittal information.
This Chapter last amended by Ord. 5976, August 3, 2020.
4-10-010 NONCONFORMING LOTS
4-10-020 NONCONFORMING SITE DEVELOPMENT STANDARDS
4-10-030 (Deleted by Ord. 5675, 12-3-2012)
4-10-040 CHANGE OF OWNERSHIP
4-10-050 NONCONFORMING STRUCTURES
4-10-060 NONCONFORMING USES
4-10-070 NONCONFORMING ANIMALS
4-10-080 NONCONFORMING SIGNS
4-10-090 CRITICAL AREAS REGULATIONS – NONCONFORMING ACTIVITIES AND STRUCTURES
4-10-095 SHORELINE MASTER PROGRAM, NONCONFORMING USES, ACTIVITIES, STRUCTURES,
AND SITES
4-10-100 VIOLATIONS OF THIS CHAPTER AND PENALTIES
4-10-010 NONCONFORMING LOTS:
Nonconforming lots may be developed and used if the proposed use is permitted in the zone, and the proposed
development will comply with the remaining development standards for the zone and other land use and
environmental requirements, as applicable. (Ord. 5759, 6-22-2015)
4-10-020 NONCONFORMING SITE DEVELOPMENT STANDARDS:
A. A nonconforming site shall not be altered unless the change conforms to the standards of this Title.
B. Upon the restoration of a structure, commenced by a complete building permit application within one year of
damage caused by fire, explosion or other unforeseen circumstances, valued to be greater than fifty percent (50%) of
its assessed or appraised value, the site shall be brought into conformance with existing development standards;
provided, however, that there shall be no limit on the restoration value of a single family dwelling if a complete
building permit application is applied for within one year of damage.
C. For remodels or other alterations of an existing structure made within any three (3) year period which together
exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be
brought into compliance with this Title. For remodels or other alterations within any three (3) year period which
exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%),
proportional compliance shall be required, as provided in subsection E of this Section. Remodels or other alterations
within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not
be required to comply with the requirements of this subsection. Mandatory improvements for fire, life safety or
accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds.
D. Within any three (3) year period, upon expansion of any structure or complex of structures within a single site,
which is over fifty percent (50%) of the existing floor area or building footprint, whichever is less, the site shall be
brought into compliance with this Title. If the expansion is fifty percent (50%) or less, the site shall be brought into
proportional compliance with existing development standards as provided in subsection E of this Section.
E. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of
the site shall be established by the following formula:
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 865/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and
mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing
structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities. Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
4. The Department shall determine the type, location and phasing sequence of the proposed site improvements.
F. Exceptions:
1. Critical Areas Overlay: The provisions of this section do not apply to sites nonconforming to the
requirements of RMC 4-3-050, Critical Areas Regulations.
2. Shoreline Master Program Regulations: The provisions of this section do not apply to sites
nonconforming to the requirements of RMC 4 -3-090, Shoreline Master Program Regulations. (Ord. 5869,
12-11-2017)
4-10-030 (Deleted by Ord. 5675, 12-3-2012)
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. (Ord. 4963, 5 -13-2002)
4-10-050 NONCONFORMING STRUCTURES:
A. NONCONFORMING STRUCTURES – GENERAL:
Any legally established nonconforming structure may remain, although such structure does not conform to the
provisions of this Title; provided, that:
1. Not Vacant or Left Abandoned: The nonconforming structure has not been vacant for more than one year, or
has not been abandoned; and
2. Unsafe Structures: The structure is kept in a safe and secure condition.
3. Limits on Alterations: The cost of alterations, remodels, or renovations of a legal nonconforming structure,
except single family dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or
sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent assessment or
appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any
portion of a structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or
accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds.
Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless
permitted by subsection A4 of this Section, Limits on Enlargement. Nonconforming single family dwellings may be
replaced, enlarged, altered, remodeled, or renovated, without limitation of cost, pursuant to current code
requirements (e.g., height limits, lot coverage, density limits, setbacks, etc.), unless such actions would increase one
or more nonconformity.
4. Limits on Enlargement:
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 866/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
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 Administrator if:
i. The enlargement is sited carefully to achieve compatible transition between surrounding buildings,
parking areas and other land uses; or
ii. The enlargement does not significantly cause any adverse or undesirable effects on the site or
neighboring properties, or
iii. The enlargement is confined to the projected footprint of a single-family dwelling. If the proposed
enlargement is nonconforming with respect to zoning setbacks, and the enlargement will comply with this
Section and all other development regulations, the enlargement may be allowed if it is located within the
projected footprint of the building. The projected footprint is determined with the criteria below by
extending a line from and parallel to the furthest encroaching portion(s) of the building. The enlargement
is limited to the height of the qualifying encroachment, and any other applicable height limitation. For the
purpose of determining the projected footprint, a qualifying encroachment shall:
(a) Represent at least fifty percent (50%) of the building’s facade; and
(b) Be set back at least three feet (3') from any property line; and
(c) Not include any allowed setback projections, steps and/or decks, and encroachments permitted by a
land use decision.
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 867/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 5676, 12-3-2012; Ord. 5759, 6-22-2015)
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 the structure is
deemed unsafe by the Building Official, damaged by fire, explosion, or act of God, subject to the following
conditions:
a. Single Family Dwellings: Any legally established single family dwelling deemed unsafe by the Building
Official, damaged by fire, explosion 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 without limitation on value. Restoration or
reconstruction shall be initiated by a building permit application within one year of a fire, explosion, or an act
of God. If a building 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. 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 a building permit application within one year of a fire, explosion, or an act of God. If a
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 868/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
complete building 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. RESERVED:
C. EXEMPTION DUE TO CITY ACQUISITION:
No structure shall be considered nonconforming when the City’s acquisition of an interest in the property 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; Ord. 5869, 12-11-2017)
4-10-060 NONCONFORMING USES:
Any legally established use existing at the time of enactment of this Code may be continued, although such use does
not conform to the provisions of this Title, provided it conforms with this Section.
A. ABANDONMENT:
A legal nonconforming use (of a building or premises) that 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, unless said use is being reestablished
pursuant to subsection F of this Section; 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:
A legal nonconforming use of a building or premises that has been vacated and moved to another location, or
discontinued, shall not be allowed to reestablish itself except in compliance with this Title.
C. CHANGES TO A DIFFERENT NONCONFORMING USE:
A nonconforming use (of a building or premises) shall not be changed to a different nonconforming use unless,
through an Administrative Conditional Use Permit, the new use is shown to satisfy the criteria below. 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
4. Not create a new type of nonconformance.
D. EXTENSION OR ENLARGEMENT:
This subsection shall not apply to single family dwellings, and the property thereunder, that are nonconforming as to
use, which may be enlarged or altered subject to development standards and use provisions of the R -14 zone (e.g.,
height limits, lot coverage, setbacks, parking, etc.).
1. A nonconforming use shall not be extended or enlarged so as to occupy additional land area on the same or any
other lot or parcel, unless the nonconforming use is housed in part of a single -tenant building, in which case the use
may be extended throughout the building, but the building shall not be enlarged;
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 869/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. A nonconforming use in a multi-tenant building shall not be expanded into space vacated by other tenants;
3. A nonconforming use shall not be relocated in whole or in part to any other part of the parcel; and
4. 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. (Ord. 5917, 12 -10-2018)
E. ALTERATIONS TO LEGAL NONCONFORMING USE:
Except for a single family dwelling, alterations to a structure housing one or more legal nonconforming uses are
only permitted when they do not expand or enlarge the use(s) consistent with subsection D of this Section, Extension
or Enlargement; and when the alteration does not increase the nonconformance of the use, nor create a new type of
nonconformance.
F. RESTORATION AND REESTABLISHMENT:
Nothing in this Chapter shall prevent the reestablishment or continuance of a nonconforming use when the structure
housing the nonconforming use is damaged by fire, explosion, or act of God; provided, that restoration work is
initiated by a building permit application within one year of a fire, explosion, or an act of God. If a complete
building permit application has not been submitted within one year from the date of the fire or other casualty, the use
shall be deemed abandoned and not allowed to be reestablished.
G. AMORTIZATION OF ADULT USES:
For amortization of legal nonconforming adult entertainment, activity, use, or retail use, see RMC 4 -3-010E.
H. MANUFACTURED HOMES:
Nothing herein shall be determined to prohibit the installation of a manufactured home on a previously approved
manufactured home “lot,” pursuant to RCW 35A.21.312, notwithstanding the applicability of RMC provisions.
(Ord. 4963, 5-13-2002; Ord. 5647, 12-12-2011; Ord. 5869, 12-11-2017; Ord. 5917, 12-10-2018)
4-10-070 NONCONFORMING ANIMALS:
A. EXISTING LEGALLY ESTABLISHED ANIMALS:
Those property owners or tenants whose animals complied with the applicable requirements of King County or other
applicable animal-related regulations in effect at the time the animals were legally established on the property shall
be allowed to keep the number and type of animals and in the same manner under which the animals were kept
legally, provided they do not constitute a nuisance under RMC 1 -3-3, Nuisances, and comply with the relevant
provisions of RMC 4-4-010J and K.
B. ANIMAL REPLACEMENT:
Property owners or tenants who lose a legally established animal shall be allowed to replace the animal with a
similar type of animal on the same property, provided the animal does not constitute a nuisance under RMC 1 -3-3,
Nuisances, and that they comply with the relevant provisions of RMC 4 -4-010J and K.
C. NONCONFORMING RIGHTS NOT TRANSFERABLE:
Legal nonconforming rights are not attached to the property and, therefore, are not transferable from one property
owner to another with the sale of the property. Exception: There is an exception to the prohibition of transfer only
for extra large lot animals in those cases where an optional Additional Animals Permit has been requested and
issued and that permit expressly allows the transfer of nonconforming rights to subsequent purchasers.
D. ABANDONMENT:
If the keeping of nonconforming animals is abandoned for a period of one (1) year or more, it shall not thereafter be
resumed. (Ord. 4963, 5-13-2002; Ord. 5603, 6-6-2011)
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 870/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-10-080 NONCONFORMING SIGNS:
See RMC 4-4-100D. (Ord. 4963, 5-13-2002)
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 ongoing agricultural uses, if a nonconforming activity is discontinued pursuant to RMC
4-10-060, any resumption of the activity shall conform to this Section;
3. Except for cases of ongoing 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, 4-10-050 and 4-10-060;
4. Activities or adjuncts thereof that are or become nuisances shall not be entitled to continue as nonconforming
activities. (Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005)
4-10-095 SHORELINE MASTER PROGRAM, NONCONFORMING USES, ACTIVITIES, STRUCTURES,
AND SITES:
A shoreline use or development which was lawfully constructed or established prior to the effective date of the
applicable Shoreline Master Program, or amendments thereto, but which does not conform to present regulations or
standards of the program, may be continued; provided, that:
A. NONCONFORMING STRUCTURES:
Nonconforming structures with shoreline jurisdiction shall be governed by this Section with the exception of docks
and piers, which shall be governed by RMC 4 -3-090E7, Piers and Docks, and shoreline stabilization structures,
which shall be governed by RMC 4-3-090F4, Shoreline Stabilization.
B. NONCONFORMING USES:
Nonconforming uses within shoreline jurisdiction shall be governed by RMC 4 -10-060, except where superseded by
Subsection E or F of this Section.
C. NONCONFORMING SITE:
Nonconforming sites within the shoreline jurisdiction shall be governed by this Section.
D. RESERVED:
E. CONTINUATION OF USE:
The continuation of existing use and activities does not require prior review or approval. Operation, maintenance, or
repair of existing legally established structures, infrastructure improvements, utilities, public or private roads, or
drainage systems that do not require construction permits are allowed. Such improvements are only allowed if the
activity does not modify the character, scope, or size of the original structure or facility or increase the impact to, or
encroach further within, the sensitive area or buffer and there is no increased risk to life or property as a result of the
proposed operation, maintenance, or repair. Operation and maintenance includes vegetation management performed
in accordance with best management practices that is part of ongoing maintenance of structures, infrastructure, or
utilities; provided, that such management actions are part of regular and ongoing maintenance, do not expand further
into the sensitive area, are not the result of an expansion of the structure or utility, and do not directly impact an
endangered or threatened species.
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 871/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
F. PARTIAL AND FULL COMPLIANCE, ALTERATION OF AN EXISTING STRUCTURE OR SITE:
This Section is applied to lawfully established uses, buildings and/or structures, and related site development that do
not meet the specific standards of the Shoreline Master Program, including but not limited to maximum building
coverage and impervious area, building setbacks, and vegetation conservation buffers. Alteration of existing
structures or impervious areas may take place with partial compliance with the standards of this Code, as provided
below, provided that: the proposed alteration will result in no net loss of shoreline ecological function; and
developable portions of lots shall not be subject to flooding or require structural flood hazard reduction measures
within a channel migration zone or floodway to support intended development during the life of the development or
use. In no case shall a structure extending into a shoreline buffer or setback be allowed to extend further waterward
than the existing structure. Alterations of existing structures or developed sites shall not result in or increase any
nonconforming condition unless permitted by this Section.
1. Partial Compliance for Non-Single-Family Development: The following provisions shall apply to all
development except single family:
Alteration of an Existing Structure Footprint and/or Impervious
Surface(s)
Compliance Standard
Alteration
Without
Expansion
Expansion that does not change
the building footprint or increase
impervious surface.
No site changes required.
Minor Alteration Expansion of building footprint
by up to 500 sq. ft. or up to 10%
(whichever is less); or
• Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface
by up to 1,000 sq. ft. or up to 10%
(whichever is less).
o Partial compliance
with Vegetation
Conservation
provisions of RMC
4-3-090F1, Vegetation
Conservation,
consisting of
revegetation of a
native community of
at least 50% of the
area between an
existing building and
the water’s edge;
provided, that the area
to be revegetated does
not exceed 10 ft.,
unless a greater area is
desired by the
applicant, or
o An alternate
mitigation proposal
prepared by a qualified
professional and
approved by
Administrator that
would provide at least
equal protection of
ecological functions
and processes as the
full required* setback
and buffer.
• Remove over water structures that do not
provide public access, or do not serve a
water-dependent use.
Moderate Alteration Expansion of building footprint
by more than 500 sq. ft. or
between 10.1-25% (whichever is
less); or
• Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 872/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Alteration of an Existing Structure Footprint and/or Impervious
Surface(s)
Compliance Standard
Expansion of impervious surface
by more than 1,000 sq. ft., or
between 10.1-25% (whichever is
less).
o Partial compliance
with Vegetation
Conservation
provisions of RMC
4-3-090F1, Vegetation
Conservation,
consisting of
revegetation of a
native community of
at least 80% of the
area between an
existing building and
the water’s edge, or at
least 10 ft., or
.
o An alternate
mitigation proposal
prepared by a qualified
professional and
approved by the
Administrator that
would provide at least
equal protection of
ecological functions
and processes as the
full required* setback
and buffer.
• Remove over water structures that do not
provide public access, or do not serve a
water-dependent use.
• Piers and docks shall be required to replace any
solid decking with light penetrating surfacing
materials.
Major Alteration Expansion of building footprint
by more than 25%; or
• Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface
by more than 25%.
o Full compliance with
Vegetation
Conservation
provisions of RMC
4-3-090F1, Vegetation
Conservation,
consisting of
revegetation of a
native community of
the full required*
buffer, or 100% of the
area between an
existing building and
the water’s edge if the
full buffer cannot be
planted, or at least 10
ft., or
o An alternate
mitigation proposal
prepared by a qualified
professional and
approved by the
Administrator that
would provide at least
equal protection of
ecological functions
and processes as the
full required* setback
and buffer.
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 873/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Alteration of an Existing Structure Footprint and/or Impervious
Surface(s)
Compliance Standard
• Remove over water structures that do not
provide public access, or do not serve a
water-dependent use.
• Piers and docks shall be required to replace any
solid decking with light penetrating surfacing
materials.
• Developments with existing shoreline
stabilization shall mitigate for the impacts of
shoreline stabilization in one of the following
ways:
o Shoreline stabilization
structures not
conforming to, or
otherwise permitted
by, the provisions of
this Code shall be
reviewed and
upgraded according to
the standards of RMC
4-3-090F4aiii,
Shoreline Stabilization
Alternatives
Hierarchy, or
o An alternative
mitigation proposal
prepared by a qualified
professional and
approved by the
Administrator that
would identify near
shore mitigation to
improve shoreline
function or values
on-site, or
o If the two alternatives
above are infeasible,
then the project
proponent shall
contribute to an
off-site vegetation
conservation fund, in
accordance with RMC
4-3-090F1k.
*The full buffer and setback as required in RMC 4-3-090D7a, Shoreline Bulk Standards, or as modified under RMC
4-3-090F1, Vegetation Conservation.
2. Partial Compliance for Single Family Development: Lawfully constructed single family homes, their
appurtenances, and impervious area built or installed before the adoption of the Shoreline Master Program
(October 24, 2011) shall be considered conforming if alteration is consistent with the compliance standards
below:
Alteration of an Existing Structure Footprint and/or Impervious
Surface(s)
Compliance Standard
Alteration
Without
Expansion
Alteration or replacement that does
not change the building footprint or
increase impervious surface.
No site changes required.
Minor Alteration Alteration or replacement that
expands the building footprint by up
to 500 sq. ft. outside of the
No site changes required.
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 874/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Alteration of an Existing Structure Footprint and/or Impervious
Surface(s)
Compliance Standard
required* setback and buffer; or
Alteration or replacement that
expands the impervious surface by
up to 1,000 sq. ft. outside of the
required* setback and buffer.
Moderate Alteration Alteration or replacement that
expands the building footprint:
• within the required* setback or
buffer in any amount; or
• total expansion of 500 sq. ft. to
1,000 sq. ft.; or
Alteration of replacement that
expands impervious surface:
• within the required* setback or
buffer in any amount;
• or total expansion of 1,000 sq.
ft. to 1,500 sq. ft.
• Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
o Partial compliance
with Vegetation
Conservation
provisions of RMC
4-3-090F1,
Vegetation
Conservation,
consisting of
revegetation of a
native community of
at least 80% of the
area between an
existing building and
the water’s edge;
provided, that the
area to be
revegetated need not
be more than 25% of
the lot depth in feet,
or
o An alternate
mitigation proposal
prepared by a
qualified professional
and approved by the
Administrator that
would provide at
least equal protection
of ecological
functions and
processes as the full
required* setback
and buffer.
Major Alteration Alteration or replacement that
expands the building footprint by
more than 1,000 sq. ft., or
• Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Alteration of replacement that
expands impervious surface by
more than 1,500 sq. ft.
o Full compliance with
Vegetation
Conservation
provisions of RMC
4-3-090F1,
Vegetation
Conservation,
consisting of
revegetation of a
native community of
the full required*
buffer, or 100% of
the area between an
existing building and
the water’s edge if
the full buffer cannot
be planted, or
o An alternate
mitigation proposal
Renton Municipal Code
Chapter 10 LEGAL NONCONFORMING
STRUCTURES, USES AND LOTS
Page 875/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Alteration of an Existing Structure Footprint and/or Impervious
Surface(s)
Compliance Standard
prepared by a
qualified professional
and approved by the
Administrator that
would provide at
least equal protection
of ecological
functions and
processes as the full
required* setback
and buffer.
*The full buffer/setback as required in RMC 4-3-090D7a, Shoreline Bulk Standards, or as modified under RMC
4-3-090F1, Vegetation Conservation.
(Ord. 5633, 10-24-2011; Ord. 5976, 8-3-2020)
4-10-100 VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1 -3-1. (Ord. 4963,
5-13-2002; Ord. 5137, 4-25-2005; Ord. 5159, 10-17-2005)
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 876/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
Chapter 11
DEFINITIONS
CHAPTER GUIDE: Definitions for terms used throughout this Title are primarily grouped in chapter 4 -11 RMC. A
few chapter-specific definitions can be found in individual chapters, but are cross-referenced here.
This Chapter last amended by Ord. 6102, December 12, 2022.
4-11-010 DEFINITIONS A
4-11-020 DEFINITIONS B
4-11-030 DEFINITIONS C
4-11-040 DEFINITIONS D
4-11-050 DEFINITIONS E
4-11-060 DEFINITIONS F
4-11-070 DEFINITIONS G
4-11-080 DEFINITIONS H
4-11-090 DEFINITIONS I
4-11-100 DEFINITIONS J
4-11-110 DEFINITIONS K
4-11-120 DEFINITIONS L
4-11-130 DEFINITIONS M
4-11-140 DEFINITIONS N
4-11-150 DEFINITIONS O
4-11-160 DEFINITIONS P
4-11-170 DEFINITIONS Q
4-11-180 DEFINITIONS R
4-11-190 DEFINITIONS S
4-11-200 DEFINITIONS T
4-11-210 DEFINITIONS U
4-11-220 DEFINITIONS V
4-11-230 DEFINITIONS W
4-11-240 DEFINITIONS X (Reserved)
4-11-250 DEFINITIONS Y
4-11-260 DEFINITIONS Z
4-11-010 DEFINITIONS A:
ABANDONMENT OF UNDERGROUND STORAGE FACILITIES: See RMC 4-5-120G.
ABUTTING: Lots sharing one or more property lines or easements; provided, that any improved or unimproved
right-of-way of the City, other cities, or the State shall, for the purposes of this definition, disqualify lots as abutting.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 877/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ACCESS EASEMENT: See EASEMENT, ACCESS.
ACCESSORY BUILDING: A subordinate building located upon the same lot occupied by a principal use or
building with which it is customarily associated, but clearly incidental to. This definition excludes accessory
dwelling units.
ACCESSORY DWELLING UNIT: See DWELLING UNIT, ACCESSORY.
ACCESSORY USE, AGRICULTURE OR ANIMAL HUSBANDRY: Subordinate and incidental uses, typically
located upon the same lot, which support the agricultural or animal husbandry use of a site including, but not limited
to the storage of agricultural products and equipment, and the sheltering of animals.
ACCESSORY USE, COMMERCIAL/INDUSTRIAL/PUBLIC/COMMUNITY FACILITY: A use typically
subordinate in size to the principal commercial, industrial, public, community facility, or other similar principal use;
that would not contribute significantly to traffic generation, noise, or nuisance; and that supports the primary use
operation without displacing it. Uses are typically located upon the same lot occupied by a principal use.
ACCESSORY USE, RESIDENTIAL: A subordinate use, which supports the principal residential use without
displacing it, typically located upon the same lot occupied by the principal residential use with which it is
customarily associated, but clearly incidental to. The accessory use is typically subordinate in size and supports the
principal residential use without displacing it.
ACT, SHORELINE MANAGEMENT: (This definition for RMC 4-3-090, Shoreline Master Program
Regulations, use only.) The Shoreline Management Act of 1971, chapter 90.58 RCW as amended.
ACTIVE RECREATION: See RECREATION, ACTIVE.
ACTIVITY: A happening associated with a use; the use of energy toward a specific action or pursuit. Examples of
shoreline activities include but are not limited to fishing, swimming, boating, dredging, fish spawning, wildlife
nesting, or discharging of materials. Not all activities necessarily require a shoreline location.
ADDITIONAL ANIMALS LICENSE: An annually renewed license issued by the Finance Department to
individuals permitted to keep additional animals.
ADDITIONAL ANIMALS PERMIT: A conditionally granted permit for the keeping of household pets and/or
domestic animals, when they are accessory, at greater numbers than allowed outright. For dogs, cats, and/or
combinations of dogs and cats the maximum number allowable with this permit is six (6). Animals kept in small
animal hospitals, clinics, pet shops, or grooming services are excluded from this definition.
ADJACENT: Lots located across a street, railroad, or right-of-way, except limited access roads.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 878/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ADMINISTRATIVE HEADQUARTERS OFFICE: A use containing one or more of the day-to-day functions
(e.g., management, payroll, information systems, inventory control) related to the operation of a company or
affiliated corporate group.
ADMINISTRATOR: Unless otherwise specified in this Title, Administrator shall mean the Administrator of the
Department of Community and Economic Development or designee.
ADULT DAY CARE/HEALTH: A program designed to meet the needs of adults with functional impairments
through an individualized plan of care. It is a structured, comprehensive program that provides a variety of health,
social, and related support services in a protective setting during any part of a day for a minimum of four (4) hours,
but less than twenty four (24) hour care. While beds may be provided for rest periods, adult day care/health uses are
not intended to function as residential facilities. A number, where specified, is the maximum number of clients
present at any one period of time during the program operation. Adult day care/health programs are subclassified as
follows:
A. Adult Day Care/Health Category I: A maximum of four (4) clients upon a property containing a residential
use; and a maximum of twelve (12) clients upon a property in nonresidential use.
B. Adult Day Care/Health Category II: Five (5) or more clients upon a property containing a residential use; and
thirteen (13) or more clients upon a property in nonresidential use.
ADULT ENTERTAINMENT BUSINESS:
1. Any enterprise which, for money or any other form of consideration, features “adult live entertainment” as
defined herein; or
2. Any “adult motion picture theater” as defined herein; or
3. Any adult arcade containing individual viewing areas or stations or booths, where for money or any other form of
consideration one or more still or motion picture projectors, slide projectors, or similar machines, or other
image-producing machines are used to show films, motion pictures, video cassettes, slides or other photographic
reproduction of specified sexual activities or specified anatomical areas.
ADULT FAMILY HOME: A state-licensed facility providing personal care, room and board within a dwelling
unit to more than one person, but not more than four (4) adults, not related by blood or marriage to the person(s)
providing the service. A maximum of eight (8) adults may be permitted if the Washington State Department of
Social and Health Services determines the home is of adequate size and the home and provider are capable of
meeting standards and qualifications as provided for in chapters 70.128 RCW and 388 -76 WAC.
ADULT LIVE ENTERTAINMENT: A person appearing nude or a live performance which is characterized by
specified sexual activities as defined in RMC 4-11-190. This definition includes, but is not limited to, peep shows.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 879/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ADULT MOTION PICTURE THEATER: An enclosed building used for presenting motion picture films, video
cassettes, cable television, or any other such visual media for observation by patrons there, distinguished or
characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified
anatomical areas.
ADULT RETAIL USE: A retail establishment which, for money or any other form of consideration, either: (a) has
as one of its principal purposes to sell, exchange, rent, loan, trade, transfer, and/or provide for viewing or use, off the
premises, any adult-oriented merchandise; or (b) provides, as its substantial stock in trade, for the sale, exchange,
rental, loan, trade, transfer, and/or provide for viewing or use, off the premises, any adult -oriented merchandise.
ADULT-ORIENTED MERCHANDISE: Any goods, products, commodities, or other wares, including but not
limited to, videos, CD roms, DVDs, magazines, books, pamphlets, posters, cards, periodicals or nonclothing
novelties, which depict, describe or simulate specified anatomical areas or specified sexual activities. This definition
is not intended to include movies rated R by the Motion Picture Association of America or its successor
organization.
AFFORDABLE HOUSING: Housing reserved for occupancy as a primary residence by eligible households whose
annual income does not exceed eighty percent (80%) of the area median income for ownership housing or fifty
percent (50%) for rental housing, adjusted for household size, as determined by the Department of Housing and
Urban Development (HUD) for the Seattle Metropolitan Statistical Area, and who pay no more than thirty percent
(30%) of household income for housing expenses. (Housing expenses for ownership housing include mortgage and
mortgage insurance, property taxes, property insurance, and homeowners’ dues. Housing expenses for rental
housing include rent and appropriate utility allowance.) Affordable housing used to satisfy bonus density review
criteria shall remain affordable for a duration specified in RMC 4 -9-065, Density Bonus Review, to the satisfaction
of the City Attorney.
AGGRIEVED PARTY: A person seeking to protect what must be “arguably within the zone of interests to be
protected or regulated by the statute or constitutional guarantee in question” and must allege an “injury in fact,” i.e.,
that he or she will be specifically and perceptibly harmed by the proposed action.
AGRICULTURE: Use of land for growing crops for sale or consumption, other than for home agriculture. This use
includes the accessory uses for sales, packing, treating, or storing the produce; provided, that the operation of the
accessory use is clearly incidental to the agricultural activity. This definition includes but is not limited to produce
farms, vineyards, and Christmas tree farms. This definition excludes nurseries and animal husbandry.
AGRICULTURE, HOME: The accessory use of land to grow crops at a small or limited scale, for sale or
consumption, when it occurs on the same site as the residence of the person primarily responsible for the crops.
AIR GAP: See RMC 4-6-100.
AIRPLANE SALES AND REPAIR: Facilities where airplanes are displayed for sale and/or brought for repair
services.
AIRPORT COMPATIBLE LAND USE: Uses and structures within the Airport Influence Area that must be
considered as to compatibility with aviation operations associated with the Renton Municipal Airport.
AIRPORT HAZARD: Any structure, tree or use of land which obstructs the air space required for the flight of
aircraft in landing or taking off at the airport or is otherwise hazardous to landing or takeoff of aircraft.
AIRPORT INFLUENCE AREA: The area defined by the outer perimeter of “Safety Zone Six,” the Traffic Pattern
Zone, on the Airport Influence Area Map (RMC 4 -3-020F).
AIRPORT, MUNICIPAL: The Renton Municipal Airport, a general aviation facility located in Renton,
Washington.
AIRPORT-RELATED USES: Uses that require proximity and access to an airport runway.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 880/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ALLEY: A vehicular right-of-way not over thirty feet (30') wide which is not designed for general travel and
primarily used as means of vehicular and pedestrian access to the rear of abutting properties.
ALTERATION OF WATERCOURSE: Any action that will change the location of the channel occupied by water
within the banks of any portion of a riverine water body.
ANIMAL FOSTER CARE PROVIDER: A homeowner and/or tenant who cares for an animal or animals not
considered their household pet/pets or domestic animal/animals on a temporary basis that is not longer than one
hundred twenty (120) days per animal.
ANIMAL HUSBANDRY: The raising of domestic animals other than common household pets.
ANIMALS, DOMESTIC: Animals that have been bred to be tame, are dependent on human intervention for food
and shelter, and are kept continually at the premises of the owner. These animals are to include: large lot domestic
animals, medium lot domestic animals, small lot domestic animals, and other animals as approved by the
Community and Economic Development Administrator. Bees, peafowl, and roosters are excluded from this
definition.
ANIMALS, DOMESTIC – EXTRA LARGE LOT: Livestock to include horses, donkeys, cows, llamas and other
animals of similar size and characteristics as approved by the Development Services Division.
ANIMALS, DOMESTIC – LARGE LOT: Animals that typically require a lot size of at least one acre; to include
goats, pigs, and other animals of similar size and characteristics as approved by the Development Services Division.
ANIMALS, DOMESTIC – MEDIUM LOT: Animals that typically require at least twelve thousand five hundred
(12,500) gross square feet of lot size; to include miniature goats that are smaller than twenty -four inches (24'') at the
shoulder and/or not more than one hundred fifty (150) pounds in weight, sheep and other animals of similar size and
characteristics as approved by the Development Services Division.
ANIMALS, DOMESTIC – SMALL LOT: Animals that typically require at least four thousand five hundred
(4,500) gross square feet of lot size; to include chickens, ducks, geese, pigeons, and other animals of similar size and
characteristics as approved by the Development Services Division.
APPEAL: A request for a review of any action pursuant to this Title, or of the interpretation of any provision of the
Title by any City official.
APPELLANT: A person, organization, association or other similar group who files a complete and timely appeal as
set forth in Renton Municipal Code.
APPLICANT: A person who files an application of permit under this Title and who is either the owner of the land
on which that proposed activity would be located, a contract vendee, a lessee of the land, the person who would
actually control and direct the proposed activity, or the authorized agent of such a person.
APPROVED: See RMC 4-6-100.
AQUACULTURE: The culture of farming of aquatic animals and plants.
AQUIFER: A geological unit of porous and permeable rock, sand or gravel capable of yielding usable amounts of
water.
AQUIFER PROTECTION AREA (APA): Shall be the portion of an aquifer within the zone of capture and
recharge area for a well or well field owned or operated by the City, and as identified in the City of Renton’s COR
Maps, the City’s online interactive mapping application available through the City’s website. The term shall be
synonymous with “wellhead protection area.”
AQUIFER PROTECTION AREA PERMIT: An authorization by the Department for a person to store, handle,
treat, use or produce a hazardous material within an APA. The two (2) types of permits that will be issued pursuant
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 881/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
to RMC 4-9-015, Aquifer Protection Areas Permits, and RMC 4-3-050, Critical Areas Regulations, are an operating
permit and a closure permit.
ARBORIST, CITY: The Urban Forestry and Natural Resources Manager of the City of Renton, or his or her
designee.
AREA OF SHALLOW FLOODING: A designated zone AO, AH, AR/AO or AR/AH (or VO) on a community’s
Flood Insurance Rate Map (FIRM) with a one percent (1%) or greater annual chance of flooding to an average depth
of one to three feet (1 to 3') where a clearly defined channel does not exist, where the path of flooding is
unpredictable, and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow.
Also referred to as the sheet flow area.
AREA OF SPECIAL FLOOD HAZARD: The land in the floodplain within a community subject to a one percent
(1%) or greater chance of flooding in any given year. It is shown on the Flood Insurance Rate Map (FIRM) as zone
A, AO, AH, A1-30, AE, A99, AR (V, VO, V1-30, VE). “Special flood hazard area” is synonymous in meaning with
the phrase “area of special flood hazard.”
ARTERIAL: A street classified as a principal arterial on the City’s Arterial Street Plan.
ARTERIAL PASS-THROUGH TRAFFIC: Traffic that has neither an origin nor destination in an affected area
which is diverted from an arterial road.
ARTERIAL STREET: See STREET, ARTERIAL.
ARTICULATION: The giving of emphasis to architectural elements (like windows, balconies, entries, etc.) that
create a complementary pattern or rhythm dividing large buildings into smaller identifiable pieces.
ARTIFICIAL CHANNEL: A stream channel that is entirely manmade but does not include relocated natural
channels.
ARTS AND CRAFTS SCHOOLS/STUDIOS: See SCHOOLS/STUDIOS, ARTS AND CRAFTS.
ASSEMBLY AND PACKAGING OPERATIONS: A facility where pre-manufactured components are assembled
to construct a product. Products may be packaged and moved off-site for wholesale or retail sale. This use includes
but is not limited to assembly and packaging of computer, electronics, office equipment, chemicals and allied
products, fabricated metal products, and other products.
ASSISTED LIVING: A facility containing two (2) or more dwelling units where residents live in private units and
receive assistance with limited aspects of personal care, such as taking medication, bathing, or dressing. Staff is on
duty twenty four (24) hours per day to ensure the welfare and safety of residents. Dwelling units include a full
kitchen (sink, oven or range, and refrigerator) or a kitchenette, a bathroom, a living area, and may include a call
system. On the premises, facilities include: a professional kitchen, common dining room, recreation area(s), activity
room, and a laundry area. Meals may be provided multiple times daily in a common dining area. This definition
does not include: convalescent centers, congregate residences, boarding and lodging houses, adult family homes,
and group homes I and II.
ATTIC: A finished or unfinished area, not considered a story, located between the upper surface of the topmost
floor and the ceiling or roof above, and having a floor-to-ceiling height of seven feet (7') or greater for an area that
constitutes no more than fifty percent (50%) of the building footprint.
AUTOMOBILE: See VEHICLE.
AUXILIARY WATER SUPPLY: See RMC 4-6-100.
AVERAGE DAILY TRAFFIC (ADT): The average number of motor vehicles crossing in one direction per
working day for any continuous thirty (30) day period.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 882/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
AVERAGE HORIZONTAL ILLUMINATION: The quantity of light measured at the pavement surface and
averaged over the traveled lanes expressed in foot-candles.
AVIATION-RELATED USES: Uses that offer aeronautical services to the public or provide support services to
airport-related uses.
AWNING: A shelter, typically for a pedestrian walkway, that projects from and is supported by the exterior wall of
a building. Awnings have noncombustible frames, but may have combustible coverings. Awnings may be fixed,
retractable, folding or collapsible. Any structure which extends above any adjacent parapet or roof of a supporting
building is not included within the definition of awning.
(Ord. 3891, 2-25-1985; Ord. 3981, 4-7-1986; Ord. 4346, 3-9-1992; Ord. 4367, 9-14-1992; Ord. 4521, 6-5-1995;
Ord. 4522, 6-5-1995; Ord. 4636, 9-23-1996; Ord. 4651, 1-27-1997; Ord. 4680, 9-22-1997; Ord. 4716, 4-13-1998;
Ord. 4720, 5-4-1998; Ord. 4821, 12-20-1999; Ord. 4827, 1-24-2000; Ord. 4828, 1-24-2000; Ord. 4851, 8-7-2000;
Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5153,
9-26-2005; Ord. 5201, 4-17-2006; Ord. 5286, 5-14-2007; Ord. 5356, 2-25-2008; Ord. 5387, 6-9-2008; Ord. 5450,
3-2-2009; Ord. 5470, 7-13-2009; Ord. 5473, 7-13-2009; Ord. 5520, 12-14-2009; Ord. 5603, 6-6-2011; Ord. 5633,
10-24-2011; Ord. 5640, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5726, 10-20-2014; Ord.
5791, 4-25-2016; Ord. 5841, 6-12-2017; Ord. 5899, 11-19-2018; Ord. 5954, 11-18-2019; Ord. 5958, 12-9-2019;
Ord. 5977, 8-10-2020; Ord. 5984, 10-26-2020; Ord. 6068, 6-13-2022)
4-11-020 DEFINITIONS B:
BACKFLOW: See RMC 4-6-100.
BACKFLOW PREVENTER: See RMC 4-6-100.
BACKGROUND AREA: The entire face of a sign upon which text and/or graphics could be placed.
BACKSIPHONAGE: See RMC 4-6-100.
BASE FLOOD: A flood having a one percent (1%) chance of being equaled or exceeded in any given year. Also
referred to as the “one hundred (100) year flood.” Designation on flood maps always includes the letters A or V.
BASE FLOOD ELEVATION (BFE): The elevation to which floodwater is anticipated to rise during the base
flood.
BASEMENT: Any floor level below the first story in a building, except that a floor level in a building having only
one floor level shall be classified as a basement unless such floor level qualifies as a first story as defined herein.
BASEMENT: (This definition for RMC 4-3-050, flood hazard regulations, use only.) Any area of the building
having its floor subgrade (below ground level) on all sides.
BATTERY ENERGY STORAGE SYSTEM FACILITY: One or more utility-scale energy storage systems
designed to receive, store, and discharge energy to and from the electrical grid or energy generation facility for later
use. Battery energy storage systems generally consist of batteries assembled together and may include on -site
switchyard, inverters, associated interconnection transmission line, and supervisory control and data acquisition
system. This definition excludes individual residential and commercial use systems for on -site energy use,
standalone twelve (12) volt car battery or electric motor vehicles, and other consumer products.
BED AND BREAKFAST HOUSE, ACCESSORY: Overnight accommodations and a morning meal in a dwelling
unit with less than four (4) guest rooms provided to transients for compensation. Accessory bed and breakfast
houses are proprietor-occupied, or the proprietor lives on a contiguous property, and morning meals are provided to
the house residents and the overnight guests only. This definition does not include congregate residences,
professional bed and breakfast houses, hotels, or motels.
BED AND BREAKFAST HOUSE, PROFESSIONAL: Overnight accommodations and a morning meal in a
dwelling unit with four (4) to ten (10) guest rooms provided to transients for compensation. Professional bed and
breakfast houses are proprietor-occupied, or the proprietor lives on a contiguous property, and morning meals are
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 883/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
provided to the house residents and the overnight guests only. This definition does not include congregate
residences, accessory bed and breakfast houses, hotels, or motels.
BEDROCK: In-place subsurface material consisting of solid rock.
BEEKEEPING: The management and maintenance of colonies of honeybees.
BEST MANAGEMENT PRACTICES, WETLANDS: Conservation practices or systems of practices and
management measures that:
1. Control soil loss and reduce water quality degradation caused by nutrients, animal waste, toxins and sediment;
2. Minimize adverse impacts to surface water and groundwater flow, circulation patterns, and to the chemical,
physical and biological characteristics of wetlands; and
3. Includes allowing proper use and storage of fertilizers/pesticides.
BINDING SITE PLAN: A drawing as authorized by chapter 58.17 RCW and provided for in RMC 4 -7-230 which:
1. Identifies and shows the areas and locations of all streets, roads, improvements, utilities, open spaces, and any
other matters specified by RMC 4-8-120C, Submittal Requirements; and
2. Contains inscriptions or attachments setting forth such appropriate limitations and conditions for the use of the
land as are established by the City; and
3. Contains provisions requiring site development to be in conformity with the approved binding site plan.
BLOCK: A block consists of two (2) facing block fronts bounded on two (2) sides by alleys or rear property lines
and on two (2) sides by the centerline of platted streets, with no other intersecting streets intervening.
BLOCK FRONT: A block front is the frontage of property along one side of a street bound on three (3) sides by
the centerline of platted streets and on the fourth side by an alley or rear property lines.
BMPs: Best management practices, see supra, and RMC 4-6-100.
BOARDING HOUSE: See CONGREGATE RESIDENCE.
BOAT LAUNCHING RAMP: A facility with an inclined surface extending into the water which allows launching
of boats directly into the water from trailers.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 884/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
BODY SHOP: An establishment which conducts any of the following operations:
1. Collision repair services, including body, frame or fender straightening, repair, or replacement; and/or
2. Overall painting of vehicles or painting of vehicles in a paint shop, but excluding minor painting with an airbrush
or roller brush utilized in customizing or detailing operations; and/or
3. Welding, molding, and similar operations conducted on vehicles.
BREAKWATER: A protective structure, usually built off-shore for the purpose of protecting the shoreline or
harbor area from wave action.
BUFFER, CRITICAL AREA: A naturally vegetated and undisturbed, enhanced, or revegetated area that surrounds
and protects a critical area from adverse impacts to its functions and values, and/or which protects developed areas
from potentially hazardous conditions.
BUFFER, LANDSCAPE: Landscaped area used to physically separate or screen one use or property from another
so as to visually shield or block views, noise, lights, or other potential nuisances.
BUFFER, SHORELINES: A strip of land that is designated to permanently remain vegetated in an undisturbed
and natural condition to protect an adjacent aquatic, riparian, or wetland site from upland impacts, to provide habitat
for wildlife and to afford limited public access. Uses and activities within the buffer are extremely limited. The
buffer is measured horizontally upland from and perpendicular to the OHWM.
BUILDABLE AREA: The portion of a lot or site, exclusive of required yard areas, setbacks, landscaping or open
space within which a structure may be built.
BUILDING: As defined by the International Building Code.
BUILDING: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) Any structure
having a roof intended to be used for the shelter or enclosure of persons, plants, animals or property.
BUILDING CODE: The International Building Code, promulgated by the International Conference of Building
Officials, as adopted by this jurisdiction.
BUILDING COMPLEX, MULTIPLE: A group of structures housing more than one type of retail business, office
or commercial venture and generally under one ownership and control.
BUILDING DRAIN: See RMC 4-6-100.
BUILDING FACADE: That portion of any exterior elevation of a building extending from the grade to the top of
the parapet wall or eaves, and the entire width of the building elevation.
BUILDING FOOTPRINT: The area of a lot or site included within the surrounding exterior walls of a building or
portion of a building, exclusive of courtyards. In the absence of surrounding exterior walls, the building footprint
shall be the area under the horizontal projection of the roof.
BUILDING HEIGHT: The measurement of building height depends on the applicable zone, as follows:
1. Within the RC, R-1, R-4, R-6, R-8, R-10, R-14, and RMF Zones: Primary structures and accessory dwelling
units shall be measured by the vertical distance from grade plane to the highest wall plate combined with the height
of any portion of the structure that extends above the wall plate (e.g., roof, deck, etc.), excluding chimneys,
ventilation stacks, and similar elements as determined by the Administrator. Detached accessory structures shall be
measured by the vertical distance from grade plane to the average height of the highest roof surface.
2. All Other Zones: The vertical distance from grade plane to the average height of the highest roof surface.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 885/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
BUILDING, MULTI-OCCUPANCY: A single structure housing more than one type of retail business, office or
commercial venture and generally under one ownership and control.
BUILDING OFFICIAL: The officer or other person charged with the administration and enforcement of the IBC
and the building-related provisions of this Title, or his duly authorized deputy.
BUILDING, SINGLE OCCUPANCY: A building occupied by a single tenant. A building is considered to be
“single occupancy” if:
1. It has only one occupant; and
2. It has no wall in common with another building; and
3. It has no part of its roof in common with another building.
BULK STORAGE: See STORAGE, BULK.
BULKHEAD: A vertical wall constructed of rock, concrete, timber, sheet steel, gabions, or patent system materials.
Rock bulkheads are often termed “vertical rock walls.” Seawalls are similar to bulkheads, but more robustly
constructed.
BUOY: A floating object anchored in a lake, river, etc., to warn of rocks, shoals, etc., or used for boat moorage.
BUSINESS FACADE: That portion of an exterior building wall owned or leased by a business.
(Ord. 3719, 4-11-1983; Ord. 4071, 6-1-1987; Ord. 4346, 3-9-1992; Ord. 4651, 1-27-1997; Ord. 4715, 4-6-1998;
Ord. 4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4954, 2-11-2002;
Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5153, 9-26-2005; Ord. 5355,
2-25-2008; Ord. 5450, 3-2-2009; Ord. 5474, 7-13-2009; Ord. 5478, 8-3-2009; Ord. 5576, 11-15-2010; Ord. 5633,
10-24-2011; Ord. 5640, 12-12-2011; Ord. 5676, 12-3-2012; Ord. 5790, 4-25-2016; Ord. 5841, 6-12-2017; Ord.
5917, 12-10-2018; Ord. 5976, 8-3-2020; Ord. 5977, 8-10-2020; Ord. 6049, 12-13-2021; Ord. 6081, 10-10-2022)
4-11-030 DEFINITIONS C:
CALIPER: The diameter of any tree trunk as measured at a height of four and one-half feet (4-1/2') above the
ground on the upslope side of the tree.
CANOPY, BUILDING: A rigid multi-sided structure covered with fabric, metal or other material and supported by
a building at one or more points or extremities and by columns or posts embedded in the ground at other points or
extremities. Any structure which extends above any adjacent parapet or roof of supporting building is not included
within the definition of building canopy.
CAR: See VEHICLE.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 886/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
CAR WASH: A structure with machine-operated or hand-operated facilities used principally for the cleaning,
washing, polishing, or waxing of motor vehicles.
CARD ROOM: A use governed pursuant to the provisions of chapter 9.46 RCW, 1973 Gaming Act, and licensed
by the Washington State Gambling Commission that is ancillary to a permitted use where food and beverages are
served on the premises and whose purpose is to serve as a commercial stimulant to the principal activities associated
with the primary use.
CARETAKER’S RESIDENCE: A dwelling unit located on the site of a nonresidential use and occupied only by a
caretaker or guard employed on the premises, and consisting of only one residence per permitted establishment.
CARPOOL: A group of people traveling to the same or relatively nearby locations in the same vehicle.
CARPORT: A roofed structure, enclosed on less than three sides, without interior parking aisles, for the purpose of
storing motor vehicles.
CEMETERY: Property used for interring of the dead. This definition includes accessory buildings, crematories,
and mausoleums.
CENTER, EMPLOYMENT: An area of higher intensity uses that typically employ thousands of people that is
contained by a boundary to prevent it from encroaching on adjacent areas and/or neighborhoods.
CERTIFIED: A facility and staff qualified and able to provide certain tests and measurements relating to specific
tasks and based upon established standards.
CHANNEL MIGRATION ZONE: The area along a river within which the channel(s) can be reasonably predicted
to migrate over time as a result of natural and normally occurring hydrological and related processes when
considered with the characteristics of the river and its surroundings.
CIRCULATION: The movement of passengers or goods to, from, over, or along a transportation corridor.
CITY COUNCIL: The City Council of the City of Renton, Washington.
CITY GOVERNMENT OFFICES: Offices for City administration and or provision of services to the public. This
definition includes but is not limited to City Hall.
CIVIL ENGINEER: A professional engineer registered in the State to practice in the field of civil works.
CLEAR VISION AREA: The area bounded by the street property lines of corner lots and a line joining points
along said street lines twenty feet (20') from their point of intersection.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 887/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
CLOSED RECORD APPEAL: An administrative appeal on the record to a local government body or officer
including the legislative body, following an open record hearing on a project permit application when the appeal is
on the record with no or limited new evidence or information allowed to be submitted and only appeal argument
allowed.
CLOSURE OF UNDERGROUND STORAGE FACILITIES: See RMC 4-5-120G.
CLUSTER DEVELOPMENT: A residential subdivision comprised of a grouping of single family dwellings on
small lots designed to include significant open space or preserve significant natural features, which are commonly
held by the residents, in exchange for modifications to certain development standards (e.g., lot dimensions, setbacks,
and building standards).
COLLECTION POINT: In multiple family residences, commercial, industrial and other nonresidential
developments, the exterior location designation for garbage and recyclables collection by the City’s contractor or
other authorized haulers.
COLLECTOR STREET: See STREET, COLLECTOR.
COMBINED PUBLIC DETENTION: A stormwater detention system designed to accommodate runoff from both
public streets and private property.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 888/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
COMBINED SEWER: See RMC 4-6-100.
COMMERCIAL LAUNDRIES: A facility where clothing or other fabrics are washed, dried, or dry cleaned for
other businesses or institutions. This definition does not include laundromats.
COMMERCIAL USE: A type of land use that includes commercial office activities, services and/or retail sales.
COMMON SPACE AREA (COMMON AREA, COMMON OPEN SPACE, COMMON SPACE): Land that is
designed and intended for common use or enjoyment and may include such structures and improvements as are
necessary and appropriate.
COMMUNICATION BROADCAST AND RELAY TOWERS: Establishments that provide point-to-point
communication services, whether by wire or radio, including radio and television broadcasting stations and the
exchange or recording of messages. This definition excludes all terms related to wireless communication facilities.
COMMUNITY ACCESS: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A
means of physical approach to and/or along the shoreline available to the residents, tenants, customers, patrons,
guests, and/or other authorized users of a development. Community access may also include space set aside for
outdoor recreation including: picnic areas, view points, water craft launch facilities, and may also include other
similar features.
COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATOR: The Administrator of the
Department of Community and Economic Development or designee.
COMMUNITY HEALTH ENGAGEMENT LOCATION (CHEL): A location designed to provide a hygienic
environment where individuals are able to consume illegal or illicit drugs intravenously or by any other means. A
CHEL includes all uses established or activities undertaken for the above -defined purpose, irrespective of how the
use or activity is described. A CHEL may also be referred to as a medically supervised injection center, supervised
injection site or facility, safe injection site, fix room, or drug consumption facility.
COMPACTION: The densification of an earthen fill by mechanical means.
COMPENSATION PROJECT: Actions necessary to replace project-induced wetland and wetland buffer losses,
including land acquisition, planning, construction plans, installation, monitoring and contingency actions.
COMPENSATORY MITIGATION: Replacing project-induced wetland losses or impacts, including, but not
limited to wetlands restoration and creation, and wetland enhancement in conjunction with wetlands restoration or
creation.
COMPLETE APPLICATION: Unless waived by the Community and Economic Development Administrator, the
requirements for a full complete land use, building, or public works permit application shall consist of the
information listed in RMC 4-8-120A, B and C, any site-specific information identified in a pre-application meeting
summary, and any required application fee pursuant to the City of Renton Fee Schedule.
COMPREHENSIVE PLAN: The plans, maps and reports that comprise the official development plan and twenty
(20) year “vision” for the future physical design and character of the City as adopted by the City Council in
accordance with chapter 35.63 RCW.
CONCEPTUAL PLAN: A development tool designed to provide a comprehensive overview of proposed uses, site
layout, infrastructure concepts, phasing and amenities. A conceptual plan approval establishes conditions with which
all concurrent and subsequent land use approvals within its geographic area must comply, unless the conceptual plan
itself is amended. It also provides long-term guidance for a larger area than either master plan or detailed site plan
review was intended for, so that continuity of the overall development is maintained.
CONDITIONAL USE, SHORELINE: (This definition for RMC 4-3-090, Shoreline Master Program Regulations,
use only.) A use, development, or substantial development which is classified as a conditional use or is not classified
within the applicable Master Program.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 889/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
CONDOMINIUM: Real property, portions of which are designated for separate ownership and the remainder of
which is designated for common ownership solely by the owners of those portions. Real property is not a
condominium unless the undivided interests in the common elements are vested in the unit owners, and unless a
declaration and a survey map and plans have been recorded pursuant to chapter 64.32 RCW.
CONDOMINIUM CONVERSIONS: The filing of a declaration pursuant to the Horizontal Property Regimes Act,
of the sale by a developer of condominium units that were previously rental units.
CONFERENCE CENTERS: Facilities where large gatherings of people converge to meet on a variety of subjects.
These facilities are characterized by one large space where exhibits are set up and numerous adjoining meeting
rooms. This definition excludes sports arenas, auditoriums, and exhibition halls.
CONGREGATE RESIDENCE: Any building or portion thereof that contains facilities for living, sleeping and
sanitation and may include facilities for eating and cooking for occupancy for other than a family. A congregate
residence may include a boarding house, but does not include a group home I or II, convalescent center, jail, hotel,
motel or secure community transition facility. (Amd. Ord. 4982, 9 -23-2002)
CONSERVANCY: A Shoreline Master Program land use designation identifying an area to be managed in
essentially its natural state while providing for a moderate to low intensity of land uses surrounding the area.
CONSTRUCTION ACTIVITIES: Construction and all activities associated with construction, to include, but not
be limited to, construction, remodeling, repair, and maintenance of structures, equipment, roads, and utilities;
mining; grading; landfilling; and excavating. Construction activities may be regulated by permits issued by the City
including, but not limited to, public works construction permits, building permits, and mining, excavation, and
grading permits and licenses.
CONSTRUCTION/CONTRACTOR’S OFFICE: An area where a construction contractor maintains its office, as
well as storage for equipment and materials, for the construction and landscaping trades.
CONSTRUCTION WASTE: Solid waste resulting from the building or renovation of buildings, roads and other
human-made structures. Construction waste includes, but is not limited to, materials such as plasterboard, cement,
dirt, wood, and brush.
CONTAINMENT DEVICE: A device that is designed to contain an unauthorized release, retain it for cleanup and
prevent released materials from penetrating into the ground.
CONTAMINANT: See RMC 4-6-100.
CONTIGUOUS PROPERTIES: Properties sharing a property line.
CONTINUOUS MONITORING: See RMC 4-5-120G.
CONVALESCENT CENTER: A facility licensed by the State for patients who are recovering health and strength
after illness or injury, or receiving long -term care for chronic conditions, disabilities, or terminal illnesses. Facilities
provide twenty-four (24) hour supervised nursing care and feature extended treatment that is administered by a
skilled nursing staff. Typically, residents do not live in individual units and the facilities provide personal care,
room, board, laundry service, and organized activities. This definition does not include adult family homes, assisted
living, group homes II, medical institutions, and/or secure community transition facilities.
CONVERTED BUILDING: Any condominium or cooperative which formerly contained rental dwelling units.
COOPERATIVE: Any existing structure, including surrounding land and improvements, which contains one or
more dwelling units and which: (a) is owned by an association organized pursuant to the Cooperative Association
Act (chapter 23.86 RCW); or (b) is owned by an association with resident shareholders who are granted renewable
leasehold interests in housing units in the building.
COOPERATIVE UNIT: Any dwelling unit in a cooperative.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 890/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
COPY: The graphic content of a sign surface in either permanent or removable letter, pictographic, symbolic, or
alphabetic form.
CORNER LOT: See LOT TYPES; Lot, Corner.
CORRIDOR: A strip of land forming a passageway between two (2) otherwise separate parts.
COTTAGE HOUSE DEVELOPMENT: A unit-lot subdivision consisting of at least three (3) unit lots containing
small scale (no more than one thousand five hundred (1,500) gross square foot) detached, single -family dwelling
units clustered around a shared common open space.
COUNTY AUDITOR: As defined in chapter 36.22 RCW or the office of the person assigned such duties under the
King County Charter.
COVID-19 DEINTENSIFICATION SHELTER: A facility (whether a separate structure, or situated inside or
outside a building or a portion of a building) used for the relocation of homelessness shelters and encampments for
the purposes of de-intensifying or reducing density in response to the novel coronavirus (COVID -19) pandemic. A
COVID-19 deintensification shelter that meets the definition of a homeless services use – overnight shelter – is both
a COVID-19 deintensification shelter and a homeless services use – overnight shelter.
CRITICAL AREAS: Wetlands, aquifer protection areas, fish and wildlife habitat, frequently flooded and
geologically hazardous areas as defined by the Growth Management Act and RMC 4 -3-050, Critical Area
Regulations.
CRITICAL FACILITY: A facility for which even a slight chance of flooding, high geologic hazard, or inundation
in the areas of flood hazard or volcanic hazard might be too great. Critical facilities include, but are not limited to,
schools, nursing homes, hospitals, police, fire and emergency response installations, and facilities that produce, use
or store hazardous materials or hazardous waste.
CRITICAL HABITAT or CRITICAL WILDLIFE HABITAT: Habitat areas associated with threatened,
endangered, sensitive, monitored, or priority species of plants or wildlife and which, if altered, could reduce the
likelihood that the species would maintain and reproduce over the long term. See also RMC 4 -3-050K.
CROSS CONNECTION: See RMC 4-6-100.
CUL-DE-SAC: A vehicular turn-around at the end of a dead end street.
CULTURAL FACILITIES: Facilities which offer passive entertainment and enjoyment activities to the general
public. This definition includes, but is not limited to, museums and libraries. This definition excludes adult
entertainment businesses, dance halls; dance clubs; religious institutions; and gaming/gambling facilities.
CURB: A vertical curb and gutter section constructed from concrete.
(Ord. 2820, 1-14-1974; Ord. 4056, 4-13-1987; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4426, 11-8-1993;
Ord. 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4587, 3-18-1996; Ord. 4649, 1-6-1997; Ord. 4691, 12-1-1997; Ord.
4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord.
4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord. 5028, 11-24-2003; Ord. 5124, 2-7-2005;
Ord. 5125, 2-28-2005; Ord. 5137, 4-25-2005; Ord. 5387, 6-9-2008; Ord. 5633, 10-24-2011; Ord. 5675, 12-3-2012;
Ord. 5676, 12-3-2012; Ord. 5749, 1-12-2015; Ord. 5872, 12-11-2017; Ord. 5917, 12-10-2018; Ord. 5951,
11-18-2019; Ord. 5996, 12-14-2020; Ord. 6019, 6-14-2021; Ord. 6026, 9-20-2021; Ord. 6042, 12-13-2021)
4-11-040 DEFINITIONS D:
A. DANCE CLUB: Any facility, restricted to adults over twenty one (21) years of age, at which dancing occurs, as
a primary form of entertainment. This definition excludes adult entertainment businesses, entertainment clubs, and
gaming/gambling facilities, dance halls and other establishments conducting public dances as defined in RMC
5-13-1.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 891/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
B. DANCE HALL: Any place where a public dance, as defined in RMC 5 -13-1, is conducted without restriction on
age, or restricted to minors only. Dance halls are further regulated under RMC Title 5 and require a license to
operate. This definition excludes adult entertainment businesses, dance clubs, entertainment clubs, and
gaming/gambling facilities.
C. DANGEROUS BUILDING: As defined by the “Uniform Code for the Abatement of Dangerous Buildings.”
D. DATA CENTER: A facility used primarily for off-site storage of computer systems and associated components
including applications and secure data. Some data centers may include maintenance areas and a small office. Data
centers may be occupied by single or multiple tenants, but typically have a small number of employees and visitors.
See RMC 4-11-230, WAREHOUSING.
E. DAY CARE CENTER: A day care operation licensed by the State of Washington (WAC 388 -73-014), for
thirteen (13) or more children in any twenty four (24) hour period, or any number of children in a nonresidential
structure. This definition does not include adult day care/health.
F. DAY CARE, FAMILY, HOME: A day care operation licensed by the State of Washington (WAC 388 -73-014),
caring for twelve (12) or fewer children in any twenty four (24) hour period within the caregiver’s place of
residence.
G. DAYLIGHTING: Restoration of a culverted or buried watercourse to a surface watercourse.
H. DEDICATION: A deliberate appropriation of land by its owner for any general and public uses, reserving to
himself/herself no other rights than such as are compatible with the full exercises and enjoyment of the public uses
to which the property has been devoted.
I. DEED OF DEDICATION: A formal dedication of right-of-way or easement to the City, to be approved by City
Council, the Hearing Examiner, the Public Works Administrator or designee, or the Community and Economic
Development Administrator or designee.
J. DEMOLITION WASTE: Solid waste resulting from the demolition or razing of buildings, roads and other
human-made structures. Demolition waste includes, but is not limited to, concrete, brick, bituminous concrete, wood
and masonry, composition roofing and roofing paper, steel, and minor amounts of other metals like copper.
K. DENSITY, GROSS: A measure of population, housing units, or building area related to land area, and
expressed as a ratio, i.e., one dwelling unit per acre, or one thousand (1,000) people per square mile.
L. DENSITY, NET: A calculation of the number of housing units and/or lots that would be allowed on a property
after critical areas, i.e., very high landslide hazard areas, protected slopes (except evaluate on a case -by-case basis
those protected slopes created by previous development), wetlands, Class 1 to 4 streams and lakes, or floodways,
and public rights-of-way and legally recorded private access easements, are subtracted from the gross area (gross
acres minus streets and critical areas multiplied by allowable housing units per acre). Developments meeting the
definition of a shopping center are not required to deduct areas within access easements from the gross site area for
the purpose of calculating net density. Required critical area buffers, streams that have been daylighted including
restored riparian and aquatic areas, public and private alleys, unit lot drives, drives, joint use driveways (and the
access easements upon them), and trails shall not be subtracted from gross acres for the purpose of net density
calculations. All fractions which result from net density calculations shall be truncated at two (2) numbers past the
decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that
is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in
a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 892/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
M. DEPARTMENT: The Department of Community and Economic Development of the City of Renton, unless
otherwise specified.
N. DEPARTMENT ADMINISTRATOR: See ADMINISTRATOR.
O. DESIGNATED ZONE FACILITY: Any hazardous waste treatment and storage facility that requires an interim
or final status permit under rules adopted under chapter 70.105 RCW and that is not a “preempted facility” as
defined in RCW 70.105.010.
P. DETENTION/RETENTION FACILITIES: Facilities designed either to hold runoff for a short period of time
and then release it to the point of discharge at a controlled rate or to hold water for a considerable length of time
during which the volume is reduced through evaporation, evapotranspiration by plants, or infiltration into the
ground.
Q. DETERMINATION OF NONSIGNIFICANCE (DNS): The written decision by the responsible official of the
lead agency that a proposal is not likely to have a significant adverse environmental impact, and therefore an EIS is
not required (WAC 197-11-310 and 197-11-340). The DNS form is in WAC 197-11-970.
R. DETERMINATION OF NONSIGNIFICANCE, MITIGATED (MDNS): A DNS that includes mitigation
measures and is issued as a result of the process specified in WAC 197-11-350.
S. DETERMINATION OF SIGNIFICANCE (DS): The written decision by the responsible official of the lead
agency that a proposal is likely to have a significant adverse environmental impact, and therefore an EIS is required
(WAC 197-11-310 and 197-11-360). The DS form is in WAC 197-11-980 and must be used substantially in that
form.
T. DEVELOPABLE AREA: Land area outside of critical areas, critical area and shoreline buffers, and public
rights-of-way that is otherwise developable.
U. DEVELOPMENT: The division of a parcel of land into two (2) or more parcels; the construction,
reconstruction, conversion, structural alteration, relocation or enlargement of any structure; any mining, excavation,
landfill or land disturbance and any use or extension of the use of land.
V. DEVELOPMENT: (This definition for RMC 4-3-050, Critical Areas Regulations, use only.) Any manmade
change to improved or unimproved real estate, including but not limited to buildings or other structures, mining,
dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials located
within the area of special flood hazard.
W. DEVELOPMENT: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A use
consisting of the construction or exterior alteration of structures; dredging; drilling; dumping; filling; removal of any
sand, gravel or minerals; bulkheading; driving of piling; placing of obstructions; or any other projects of a
permanent or temporary nature which interferes with the normal public use of the surface of the waters overlying
lands subject to the Act at any state of water level. This does not include dismantling or removing structures if there
is no other associated development or redevelopment.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 893/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
X. DEVELOPMENT AGREEMENT: A recorded contract entered into by the city and an applicant setting forth
development standards and other provisions governing and vesting a development or use for a duration of time
specified in the contract. May be used to obligate an applicant to fund or provide services, infrastructure, or other
facilities.
Y. 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.
Z. DEVELOPMENT REGULATIONS (for vesting purposes): The following controls placed on development or
land use activities by the City, including but not limited to: Comprehensive Plan Policies, zoning regulations,
subdivision regulations, shoreline management regulations, road design standards, site development regulations,
sign regulations, critical areas regulations, and all regulations and land use controls that must be satisfied as a
prerequisite to obtaining approval of an application for development. For the purposes of this definition,
construction and utility regulations such as stormwater standards and erosion/sediment control requirements
contained in RMC Title IV, Development Regulations, building standards, fire standards, sewer utility standards,
and Health Department standards are not considered development regulations or land use controls. RMC Title IV
processes and procedures are not considered development regulations or land use controls.
AA. DEVELOPMENT SERVICES DIRECTOR: The Director of the Development Services Division of the
Department of Community and Economic Development or designee.
BB. DISPLAY SURFACE: The area made available by the sign structure for the purpose of displaying the
advertising message.
CC. DISPLAY WINDOW: A window in a building facade intended for nonpermanent display of goods and
merchandise.
DD. DIVERSION FACILITY: A facility that provides inpatient healthcare for individuals that are self-admitted or
ordered, diverted, or referred from jails, hospitals, doctors or similar treatment facilities or professionals, or by first
responders, including law enforcement, hospital emergency department social workers, and similar professionals.
Services may include an array of inpatient healthcare treatment and support services including but not limited to
screening and assessment, psychological counseling, case management, crisis management, detox services,
substance use and trauma-related treatment services, behavioral/mental health care, medical isolation, care, or
treatment, counseling, respite services, and various levels of accommodations for sleeping purposes. Some
outpatient healthcare services may be provided. Not included in this definition are congregate residences, assisted
living facilities, adult family homes, group homes, convalescent centers, social service organizations, or homeless
services uses.
EE. DOCK: A fixed or floating platform extending from the shore over the water.
FF. DOUBLE CHECK VALVE ASSEMBLY: See RMC 4-6-100.
GG. DOUBLE-WALLED: See RMC 4-5-120G.
HH. DOWNTOWN BUSINESS DISTRICT: Those uses, buildings, and walkways within the area mapped in
RMC 4-2-080D. In general, the area is bounded at the north by parcel lines near South Second Street, at the east by
the Cedar River and I-405, at the south by parcel lines near South Fourth Street and parcel lines along South Third
Street, and at the west by parcels along Burnett Avenue South and Shattuck Avenue South.
II. DRAINAGE AREA: The total area whose drainage water flows to and across the subject property.
JJ. DREDGING: The removal of earth from the bottom or banks of a body of water.
KK. DRIP LINE: A tree’s drip line shall be described by a line projected to the ground from the outer edge of the
tree canopy delineating the outermost extent of foliage in all directions.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 894/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
LL. DRIP LINE, PROTECTED: A tree drip line identified to be retained and preserved as an undisturbed,
vegetated area that fully encompasses the drip line of a protected tree removed in violation of a land development
permit.
MM. DRIVE-IN/DRIVE-THROUGH RETAIL OR SERVICE: A business or a portion of a business where a
customer is permitted or encouraged, either by the design of physical facilities or by service and/or packaging
procedures, to carry on business in the off-street parking or paved area accessory to the business, while seated in a
motor vehicle. In some instances, customers may need to get out of the vehicle to obtain the product or service. This
definition shall include but not be limited to drive -in services at fast-food restaurants, espresso stands, and banks and
pharmacies. This definition excludes vehicle service and repair, vehicle fueling stations, and car washes.
NN. DROP-OFF ZONE: A sidewalk area abutting a street intended for passengers to enter or exit vehicles that are
temporarily parked for that purpose.
OO. DWELLING, ATTACHED: A dwelling unit connected to one or more dwellings by common roofs, walls, or
floors or a dwelling unit or units attached to garages or other nonresidential uses. This definition includes all
buildings or portions of buildings meeting this definition, but excludes boarding and lodging houses, accessory
dwelling units, adult family homes, group home I or group home II as defined herein. Attached dwellings include
the following types:
1. Flat: A dwelling unit attached to one or multiple dwelling units by one or more common roof(s), wall(s), or
floor(s) within a building. Typically, the unit’s habitable area is provided on a single level. Unit entrances are
provided from a common internal corridor.
2. Townhouse: A dwelling unit attached to one or more such units by one or more common vertical walls in which
each unit occupies the building from the bottom of the foundation to the roof, has at least two (2) exterior faces,
front and rear ground-level access to the outside, and no unit is located over another unit. Townhouse units may be
multistory.
3. Carriage House: One or more dwelling units built above one or more private garage(s). The attached garage(s)
typically contains vehicles and/or storage for people living in another building as well as occupants of the carriage
house. This definition does not include accessory dwelling units.
4. Garden Style Apartment(s): A dwelling unit that is one of several stacked vertically, with exterior stairways
and/or exterior corridors and surface parking. Parking is not structured and may include detached carports or
garages. Buildings and building entries are oriented toward internal drive aisles and/or parking lots and not street
frontage. There is typically no formal building entry area connected to a public sidewalk and a public street. Site
planning may incorporate structures developed at low landscaped setbacks.
PP. DWELLING, DETACHED: A building containing one dwelling unit which is not attached to any other
dwelling by any means except fences, has a permanent foundation, and is surrounded by open space or yards. Also
called a single family dwelling. This definition does not include accessory dwelling units.
QQ. DWELLING UNIT: A structure or portion of a structure designed, occupied or intended for occupancy as a
single unit providing complete, independent living facilities with separated living quarters, a kitchen, sleeping, and
sanitary facilities provided for the exclusive use of a single household.
RR. DWELLING UNIT, ACCESSORY: An independent subordinate dwelling unit that is located on the same lot
as, but not within, either a single-family dwelling or a principal building actively operated with a nonresidential use
by a religious institution or social service organization. This may include units over detached garages.
(Ord. 2520, 11-17-1969; Ord. 2698, 3-6-1972; Ord. 3891, 2-25-1985; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992;
Ord. 4367, 9-14-1992; Ord. 4466, 8-22-1994; Ord. 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4637, 9-14-1992;
Ord. 4671, 7-21-1997; Ord. 4716, 4-13-1998; Ord. 4773, 3-22-1999; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000;
Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137,
4-25-2005; Ord. 5192, 1-23-2006; Ord. 5286, 5-14-2007; Ord. 5387, 6-9-2008; Ord. 5392, 6-23-2008; Ord. 5473,
7-13-2009; Ord. 5474, 7-13-2009; Ord. 5520, 12-14-2009; Ord. 5577, 11-15-2010; Ord. 5607, 6-6-2011; Ord. 5648,
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 895/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
12-12-2011; Ord. 5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5749, 1-12-2015; Ord.
5757, 6-1-2015; Ord. 5804, 5-23-2016; Ord. 5818, 10-17-2016; Ord. 5867, 12-11-2017; Ord. 5899, 11-19-2018;
Ord. 5958, 12-9-2019; Ord. 5976, 8-3-2020; Ord. 5996, 12-14-2020; Ord. 6000, 12-14-2020; Ord. 6019, 6-14-2021;
Ord. 6026, 9-20-2021; Ord. 6046, 12-13-2021; Ord. 6068, 6-13-2022; Ord. 6076, 8-8-2022; Ord. 6100, 12-5-2022;
Ord. 6102, 12-12-2022)
4-11-050 DEFINITIONS E:
EARLY NOTICE: See RMC 4-9-070P.
EARTH MATERIAL: Any rock, natural soil or fill and/or any combination thereof.
EASEMENT: A grant by the property owner for the use or protection of a piece of land by the public, corporation,
or persons for specific purposes.
A. Easement, Access: An easement created for the purpose of providing vehicular or pedestrian access to a
property.
B. Easement, Conservation: An easement held by the City, a public or nonprofit entity approved by the City, or by
the property owner for the express purpose of protecting and conserving critical areas and their buffers.
EATING AND DRINKING ESTABLISHMENT: A retail establishment selling food and/or drink for
consumption on the premises or for take-out, including accessory on-site food preparation. This definition includes,
but is not limited to, restaurants, cafes, and microbrew establishments. This definition excludes taverns; mobile food
vending; fast food; entertainment clubs; dance clubs; and/or dance halls.
ECONOMIC DEVELOPMENT: A development which provides a service, produces goods or a product, retails a
commodity, or emerges in any other use or activity for the purpose of making financial gain.
EDUCATION INSTITUTION, HIGHER, OTHER: A public or private school, college or university that
provides post-secondary professional education and/or continuing education programs. This definition does not
include trade or vocational schools, K-12 educational institutions, or arts and crafts schools and studios.
EDUCATIONAL INSTITUTIONS (PUBLIC OR PRIVATE), EXISTING K-12: An existing public or private
school encompassing grades K-12.
EDUCATIONAL INSTITUTIONS (PUBLIC OR PRIVATE), NEW K-12: A new public or private school
encompassing grades K-12.
ELECTRICAL POWER GENERATION AND COGENERATION: Electrical power generation is the
production of electricity for consumption by facilities on site or in a district. Electrical power cogeneration is the
simultaneous production of electricity and useful heat from the same fuel or energy or the use of a production
by-product to generate power. Facilities with cogeneration systems use them to produce their own electricity, and
use the unused excess (waste) heat for process steam, hot water heating, space heating, and other thermal needs.
They may also use excess process heat to produce steam for electricity production.
EMERGENCIES: Actions that must be undertaken immediately or within a time frame too short to allow full
compliance with this Title to avoid an immediate threat to public health or safety, to prevent an imminent threat of
serious environmental degradation.
ENGINE OR TRANSMISSION REBUILD, INDUSTRIAL: An operation which rebuilds, reconditions, or
customizes engines or transmissions which are sold to vehicle service and repair operations or to individual
customers for installation into vehicles off site.
ENGINEERING GEOLOGIST: See GEOTECHNICAL ENGINEER.
ENGINEERING GEOLOGY: The application of geologic knowledge and principles in the investigation and
evaluation of naturally occurring rock and soil for use in the design of civil works.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 896/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
ENGINEERING GEOLOGY REPORT: See GEOTECHNICAL REPORT.
ENHANCEMENT ACTIVITIES: Removal of noxious or intrusive species, plantings of appropriate native species
and/or removal of diseased or decaying trees which pose a clear and imminent threat to life or property.
Enhancement activities shall not involve the use of mechanical equipment. Enhancement activities may include the
removal of pests which pose a clear danger to public health; provided, that such danger is certified by the King
County Department of Public Health.
ENTERTAINMENT CLUB: Any facility where live entertainment including but not limited to live theater; dance
performances; musical performances; comedy routines; book/poetry readings; and other forms of live entertainment
are conducted. This definition excludes adult entertainment businesses; movie theaters; dance clubs; dance halls;
taverns; and eating and drinking establishments.
ENTERTAINMENT/MEDIA RENTALS: A business consisting of rental of entertainment media including but
not limited to videos, DVDs, and video games. This definition includes accessory retail sales of entertainment media
as well as foodstuff. This definition does not include adult retail uses.
ENVIRONMENTAL REVIEW COMMITTEE (ERC): The Environmental Review Committee, as defined by
RMC 4-9-070D, is the SEPA Responsible Official Authority.
EROSION: The wearing away of the ground surface as a result of the movement of wind, water and/or ice.
ESSENTIAL HABITAT: Habitat necessary for the survival of federally listed threatened, endangered, and
sensitive species and state listed priority species.
EVICTION: Any effort by a property owner and/or developer to remove a tenant from the premises or terminate a
tenancy by lawful or unlawful means.
EXCAVATION: The mechanical removal of earth material.
EXISTING LEGAL USE: The use of a lot or structure at the time of enactment of a zoning or other land use
regulation.
EXOTIC: Any species of plants or animals that are not indigenous to the planning area.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4522, 6-5-1995;
Ord. 4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4835, 3-27-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100,
11-1-2004; Ord. 5570, 11-15-2010; Ord. 5839, 6-12-2017; Ord. 5951, 11-18-2019; Ord. 6100, 12-5-2022)
4-11-060 DEFINITIONS F:
FACILITY: (For purposes of aquifer protection area regulations contained in RMC 4 -3-050, Critical Areas
Regulations.) All contiguous land within an APA, structures, other appurtenances, and improvements on the land
and operations therein including, but not limited to, business, government, and institutional activities where
hazardous materials are stored, handled, treated, used or produced in quantities greater than the de minimis amounts
specified in RMC 4-9-015, Aquifer Protection Area Permits.
FAMILY: Any number of related individuals, or not more than four (4) unrelated individuals, living together as a
single household.
FARMERS MARKET: A public market at which farmers and often other vendors sell agricultural produce, which
includes the sale of flowers directly to consumers.
FAST FOOD RESTAURANT: A restaurant occupying a detached structure, identified by a name brand that offers
a standard menu, typical business operation logo, advertising franchise ownership or affiliation, and a corporate
architectural prototype building. Franchise fast food typically caters to a market area larger than one neighborhood
and is auto oriented. It may include drive-through service. This definition excludes espresso stands.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 897/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
FEASIBLE (with regard to application of the Surface Water Design Manual in RMC 4 -6-030): An LID best
management practice that is considered capable of implementation following consideration of the Surface Water
Design Manual infeasibility criteria. Provided, an LID best management practice is not feasible if it would conflict
with requirements of federal or state law, zoning district design criteria, public health and safety, transportation
regulations, regulations protecting tree species, a local code or rule adopted as part of a Wellhead Protection
Program established under the Federal Safe Drinking Water Act, or a local code or rule adopted to protect a Critical
Aquifer Recharge Area established under the State Growth Management Act.
FEATURE, KEY: A distinctive element of a site, development, or building that provides a defining characteristic,
style, or functionality of a development, such as prominent architectural elements, environmental amenities (e.g.,
creek crossing, retained tree stands), or prominent design features (e.g., promenades or site entries).
FENCE: An outdoor physical and/or visual barrier, railing, or other upright structure erected above ground and
separating an area of ground. For the purpose of administering this Title, a wall shall be considered to be a fence
unless the wall resists the lateral displacement of soil or other materials, in which case it shall qualify as a retaining
wall.
FILL: A deposit of earth material placed by artificial means.
FINAL PLAT: See PLAT, FINAL.
FIRE CHIEF: The Fire Chief or Chief Administrative Officer Of the Renton Regional Fire Authority.
FIRE DEPARTMENT: The Renton Regional Fire Authority.
FIRE FLOW: The measure of the sustained flow of available water for fire fighting at a specific building or within
a specific area at twenty (20) pounds per square inch residual pressure.
FIRE MARSHAL: The City of Renton Fire Marshal or his/her designee.
FLAT: See DWELLING, ATTACHED.
FLOOD or FLOODING:
1. A general and temporary condition of partial or complete inundation of normally dry land areas from:
a. The overflow of inland or tidal waters, and/or
b. The unusual and rapid accumulation of runoff of surface waters from any source, and/or
c. Mudslides (i.e., mudflows) which are proximately caused by flooding as defined in subsection 1b of this
definition and are akin to a river of liquid and flowing mud on the surfaces of normally dry land areas, as when
earth is carried by a current of water and deposited along the path of the current.
2. The collapse or subsidence of land along the shore of a lake or other body of water as a result of erosion or
undermining caused by waves or currents of water exceeding anticipated cyclical levels or suddenly caused by an
unusually high water level in a natural body of water, accompanied by a severe storm, or by an unanticipated force
of nature, such as flash flood or an abnormal tidal surge, or by some similarly unusual and unforeseeable event
which results in flooding as defined in subsection 1a of this definition.
FLOOD CONTROL: Any undertaking for the conveyance, control, and dispersal of flood waters.
FLOOD ELEVATION STUDY: An examination, evaluation and determination of flood hazards and, if
appropriate, corresponding water surface elevations, or an examination, evaluation and determination of mudslide
(i.e., mudflow) and/or flood-related erosion hazards. Also known as a Flood Insurance Study (FIS).
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 898/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
FLOOD INSURANCE RATE MAP (FIRM): The official map on which the Federal Insurance Administration
has delineated both the areas of special flood hazard and the risk premium zones applicable to the community. A
FIRM that has been made available digitally is called a Digital Flood Insurance Rate Map (DFIRM).
FLOOD INSURANCE STUDY: The official report provided by the Federal Insurance Administration that
includes flood profiles, the flood boundary-floodway map and the water surface elevation of the base flood.
FLOOD, ONE HUNDRED (100) YEAR: The maximum flood expected to occur during a one-hundred (100) year
period.
FLOOD PROOFING: Any combination of structural and nonstructural additions, changes, or adjustments to
structures which reduce or eliminate risk of flood damage to real estate or improved real property, water and sanitary
facilities, structures, and their contents. Flood proofed structures are those that have the structural integrity and
design to be impervious to floodwater below the Base Flood Elevation.
FLOODPLAIN or FLOOD-PRONE AREA: Any land area susceptible to being inundated by water from any
source. See FLOOD or FLOODING.
FLOODPLAIN ADMINISTRATOR: The community official designated by title to administer and enforce the
floodplain management regulations.
FLOODWAY: The channel of river or other watercourse and the adjacent land areas that must be reserved in order
to discharge the base flood without cumulatively increasing the water surface elevation more than a designated
height. Also referred to as “Regulatory Floodway.”
FLOODWAY: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) Those
portions of a river valley lying streamward from the outer limits of a watercourse upon which flood waters are
carried during periods of flooding that occur with reasonable regularity, although not necessarily annually. The
floodway shall not include those lands that can reasonably be expected to be protected by flood control devices
maintained by or maintained under license from the Federal government, the State, or a political subdivision of the
State.
FLOOR AREA, GROSS: The sum of the gross horizontal areas of all floors of a building measured from the
exterior face of each wall.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 899/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
FLOOR AREA, NET: The total of all floor area of a building, excluding stairwells, elevator shafts, mechanical
equipment rooms, interior vehicular parking or loading, and all floors below the ground floor, except when used for
human habitation or service to the public.
FLOOR AREA RATIO: The gross floor area of all buildings on a lot divided by the lot area.
FLOOR, GROUND: The floor located at or near the adjacent grade or public right -of-way.
FLOWER/PLANTS AND FLORAL SUPPLY: A business involving the retail sale of flowers, house plants, and
associated floral supplies.
FRANCHISE RETAIL ARCHITECTURE (OR GENERIC OR CORPORATE ARCHITECTURE): Consists
of site layout, buildings, and signs for businesses (usually large format, chain, or franchise retail establishments) that
are the same style, color, and material regardless of location. Typically, the employees wear uniforms and the
products or food are the same in every facility.
FRONT YARD: See YARD REQUIREMENT.
FUEL DEALERS: Wholesale distribution of fuels with associated bulk fuel storage.
FUELING STATION, VEHICLE: See VEHICLE FUELING STATIONS.
FULFILLMENT CENTER: A building used primarily for the storage and/or consolidation of manufactured goods
(and to a lesser extent, raw materials) prior to their distribution to retail customers, retail locations, or other
warehouses. A typical fulfillment center has a high level of on-site automation and logistics management.
Fulfillment centers are generally characterized by a significant storage function and direct distribution of ecommerce
product to end users. These facilities usually handle smaller packages and quantities than other types of warehouses,
and operations at these facilities often include employees fulfilling online orders by picking, packing, and shipping
the goods and materials directly to online retail customers. These qualities, large scale, and volume of goods moved
directly to home customer delivery differentiate it from other kinds of warehouse distribution. This definition
excludes warehousing, and warehousing and distribution.
THE FEDERAL WATER POLLUTION CONTROL ACT OF 1956 (FWPCA): See RMC 4-6-100.
(Ord. 2820, 1-14-1974; Ord. 3541, 5-4-1981; Ord. 4071, 6-1-1987; Ord. 4716, 4-13-1998; Ord. 4851, 8-7-2000;
Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5392, 6-23-2008; Ord. 5432, 12-8-2008;
Ord. 5450, 3-2-2009; Ord. 5520, 12-14-2009; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord. 5747, 1-12-2015;
Ord. 5806, 6-20-2016; Ord. 5828, 12-12-2016; Ord. 5899, 11-19-2018; Ord. 5976, 8-3-2020; Ord. 5977, 8-10-2020;
Ord. 6014, 3-22-2021; Ord. 6100, 12-5-2022)
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 900/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-11-070 DEFINITIONS G:
GAMING/GAMBLING FACILITIES, NOT-FOR-PROFIT: Facilities operated by a not-for-profit entity where
any type of gaming or gambling is the primary attraction.
GARAGE, PRIVATE: A roofed structure enclosed on three (3) or more sides, without interior parking aisles, for
the purpose of storing motor vehicles.
GARAGE SALE: All general sales open to the public conducted on a residential premises to dispose of personal
property, including, but not limited to, all sales entitled “lawn,” “yard,” “attic,” “porch,” “room,” “backyard,”
“patio,” “flea market” or “rummage sale.”
GARBAGE: See REFUSE.
GARDEN STYLE APARTMENTS: See DWELLING, ATTACHED.
GAS STATION: See FUELING STATION, VEHICLE.
GEOLOGIC HAZARDS: Areas which may be prone to one or more of the following conditions: erosion,
flooding, landslides, coal mine hazards, or seismic activity. Refer to RMC 4 -3-050J.
GEOTECHNICAL ENGINEER: A State of Washington licensed geologist experienced and knowledgeable in
engineering geology.
GEOTECHNICAL REPORT: A report prepared by a Geotechnical Engineer including an adequate description of
the geology of the site, conclusions and recommendations regarding the effect of geologic conditions on the
proposed development.
GOLF COURSE: An area designed and used for playing golf, including all accessory uses incidental to the
operation of the facility. This definition excludes other outdoor recreational facilities, neighborhood parks, and
community/regional parks.
GOVERNMENT FACILITIES, CITY: Facilities of any unit of City government. Types of facilities include
community centers, public works maintenance facilities, courts of law, fire halls, and other types of municipal
facilities. This definition excludes city government offices, jails, parks, transit centers, park & rides, sewage
treatment plants, municipally owned golf course or airports, and libraries.
GOVERNMENT FACILITIES, OTHER: Facilities of a government agency other than the City. Types of
facilities include community centers, vehicle and drivers licensing offices, courts of law, school support facilities,
and other types of county, state, school district, special district, or federal facilities. This definition excludes offices,
jails, parks, transit centers, park and rides, sewage treatment plants, schools, airports, libraries, storage of vehicles,
and maintenance facilities, or other uses otherwise identified in RMC 4-2-060.
GOVERNMENT MAINTENANCE FACILITIES, OTHER: A facility used by a government agency other than
the City as a place to maintain the equipment and facilities of the government agency. It may also include the
storage of materials and vehicles used by the agency during maintenance.
GOVERNMENT OFFICE, OTHER: The administrative offices of a government agency other than the City,
where there is no direct provision of services to the public. This does not include the storage of materials or vehicles.
GOVERNMENT OFFICES, CITY: See CITY GOVERNMENT OFFICES.
GRADE: The vertical location of the ground surface.
GRADE, EXISTING: The surface level of the ground prior to alteration of the land by grading.
GRADE, FINISH: The surface level of the ground after completion of all grading.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 901/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
GRADE PLANE: A reference plane representing the average of existing ground level adjoining the building at
exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be
established by the lowest points within the area between the building and the lot line, or, where the lot line is more
than six feet (6') from the building, between the building and a point six feet (6') from the building.
GRADING: An excavating or filling or combination thereof.
A. Regular Grading: Any grading that involves five thousand (5,000) cubic yards or less of material.
B. Engineered Grading: Any grading that involves more than five thousand (5,000) cubic yards of material.
GROUND COVER: Low growing plants such as salal, ivy, ferns, mosses, grasses or other types of vegetation
which normally cover the ground.
GROUND COVER MANAGEMENT: The mowing or cutting of ground cover in order to create an orderly
appearing property so long as such activities do not disturb the root structures on the plants. Ground cover
management shall include the removal of vegetative debris from the property.
GROUNDWATER: Water below the land surface in the zone of saturation.
GROUNDWATER MONITORING PROGRAM: A plan containing procedures to be followed to assess ground
water quality for concentrations of those chemicals identified in the operating permit.
GROUNDWATER MONITORING WELL: A small-diameter well installed for purposes of sampling and
monitoring ground water.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 902/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
GROUP FAMILY HOUSEHOLD: A group of individuals not related by blood, marriage, adoption or
guardianship living together in a dwelling unit as a single housekeeping unit under a common management plan
based on an intentionally structured relationship to provide organization and stability.
GROUP HOME I (REHABILITATION): A facility or dwelling unit housing persons, unrelated by blood or
marriage and operating as a group facility household. A rehabilitative group home may include halfway houses and
substance abuse recovery homes. This definition does not include congregate residential or secure community
transition facilities. (Amd. Ord. 4982, 9 -23-2002)
GROUP HOME II (PROTECTIVE RESIDENCY): A facility or dwelling unit housing persons, including
resident staff, unrelated by blood or marriage and operating as a group family household. Staff persons provide care,
education, and participation in community activities for the residents with the primary goal of enabling the resident
to live as independently as possible. A protective residency may include disabled (mentally and physically) persons,
foster child care, abused women shelter, orphanages and other uses where residents are deemed vulnerable and/or
disabled and are not a threat to self or to public health or safety. This definition does not include congregate
residential or secure community transition facilities. (Amd. Ord. 4982, 9 -23-2002)
GROWTH MANAGEMENT ACT (GMA): A law passed by the Washington State Legislature in 1990 that
mandates comprehensive planning in designated counties and cities statewide (chapter 36.70A RCW).
(Ord. 2820, 1-14-1974; Ord. 4351, 5-4-1992; Ord. 4636, 9-23-1996; Ord. 4715, 4-6-1998; Ord. 4835, 3-27-2000;
Ord. 4851, 8-7-2000; Ord. 4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5355,
2-25-2008; Ord. 5474, 7-13-2009; Ord. 5520, 12-14-2009; Ord. 5576, 11-15-2010; Ord. 6004, 12-14-2020)
4-11-080 DEFINITIONS H:
HAZARDOUS MATERIALS: Those chemicals or substances which are physical or health hazards as defined and
classified in Chapter 50 of the International Fire Code as adopted or amended by the City whether the materials are
in usable or waste condition; and any material that may degrade groundwater quality when improperly used, stored,
disposed of, or otherwise mismanaged. Appendix H of the International Fire Code provides further information,
explanations, and examples of hazardous materials.
HAZARDOUS MATERIALS INVENTORY STATEMENT: A form provided by the Department or the Fire
Department and completed by a facility owner that provides specified information regarding hazardous materials at
the facility.
HAZARDOUS SUBSTANCE: Any liquid, solid, gas or sludge, including any material, substance, product
commodity or waste that exhibits the characteristics of hazardous waste as described in chapter 70.105 RCW.
HAZARDOUS WASTE: All dangerous and extremely hazardous waste, except for moderate-risk waste, as defined
in RCW 70.105.010.
HEALTH HAZARD: See RMC 4-6-100.
HEARING EXAMINER: The office of the Hearing Examiner as defined by RMC Title 1. The Hearing Examiner
is appointed by the Mayor of the City to conduct public hearings on applications outlined in chapter 4 -8 RMC, and
prepares a record, findings of fact and conclusions on such applications. (Ord. 4522, 6 -5-1995)
HEARINGS BOARD, SHORELINE: The Shorelines Hearings Board established by the Shoreline Management
Act.
HEIGHT: See BUILDING HEIGHT or SIGN HEIGHT.
HEIGHT, CLEAR: Distance from the floor to the lowest-hanging ceiling member or hanging objects, beams, joists
or truss work descending down into a substantial portion of the area.
HEIGHT, FLOOR-TO-CEILING: The vertical distance between the finished floor and the ceiling.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 903/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
HIGH BLOWDOWN POTENTIAL: An area where field conditions indicate the potential for tree blowdown is
high. Evidence may include the presence of toppled trees in the area, and thin or saturated soils.
HIGH OCCUPANCY VEHICLE (HOV): A vehicle carrying more than a specified minimum number of people
(usually two (2) or three (3) persons).
HIGH QUALITY DESIGN: A development project that encourages pedestrian activity or adds pedestrian interest
and exhibits a degree of craftsmanship, building detailing, architectural design, or quality of materials that are not
typically found in standard construction. Responds to site conditions through its orientation, circulation, and/or
incorporation of special site features. Buildings characterized by standard corporate identity elements (e.g., fast food
establishments with signature roofline or facade features) or standard building plans (e.g., stock plans that are unable
to adapt to site conditions) are not typically considered high quality design.
HIGH RISE: A structure exceeding seventy five feet (75') in height.
HIGHEST ADJACENT GRADE: The highest natural elevation of the ground surface prior to construction next to
the proposed walls of a structure.
HILLSIDE: An inclined landform which may include one or more classes of slope: steep (sensitive and/or
protected) and non-steep (i.e., less than twenty five percent (25%)).
HILLSIDE SUBDIVISION: A subdivision in which the average slope is twenty percent (20%) or in which any
street in the subdivision has grades greater than fifteen percent (15%) at any point.
HISTORIC STRUCTURE: (This definition is for flood hazard regulations in RMC 4 -3-050 use only.) Any
structure that is:
1. Listed individually in the National Register of Historic Places (a listing maintained by the Department of Interior)
or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the
National Register; or
2. Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance
of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered
historic district; or
3. Individually listed on a state inventory of historic places in states with historic preservation programs which have
been approved by the Secretary of the Interior; or
4. Individually listed on a local inventory of historic places in communities with historic preservation programs that
have been certified either:
a. By an approved state program as determined by the Secretary of the Interior, or
b. Directly by the Secretary of the Interior in states without approved programs.
HOLISTIC HEALTH CARE CENTER: A combination of activities intended for improvement or maintenance of
health including out-patient and/or in-patient care and supporting accessory activities including space for medical
practitioners, retail sales, educational classrooms and meeting spaces.
HOME OCCUPATION: Any commercial use conducted entirely within a dwelling or accessory structure and
carried on by persons residing in that dwelling unit, but is clearly incidental and secondary to the use of the dwelling
as a residence.
HOMELESS ENCAMPMENT: See TEMPORARY HOMELESS ENCAMPMENT.
HOMELESS SERVICES USE: Shelters or housing as defined below:
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 904/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Day Shelter: A facility that offers a haven to people experiencing homelessness by providing a safe place to rest
during the day or evening, but with no overnight stays. Support services for homeless populations is an integral part
of a day shelter use and may include access to food, seating, showers, laundry, restrooms, storage, a computer lab,
phones, fax, and a critical mailing address. Spaces for meetings and examinations are generally provided to
accommodate counseling and access to medical/dental and legal assistance.
2. Emergency Shelter: Consistent with RCW 36.70A.030, a facility that provides a temporary shelter for
individuals or families who are currently homeless. Emergency shelter may not require occupants to enter into a
lease or an occupancy agreement. Emergency shelter facilities may include day and warming centers that do not
provide overnight accommodations.
3. Emergency Housing: Consistent with RCW 36.70A.030, temporary indoor accommodations for individuals or
families who are homeless or at imminent risk of becoming homeless that is intended to address the basic health,
food, clothing, and personal hygiene needs of individuals or families. Emergency housing may or may not require
occupants to enter into a lease or an occupancy agreement. A COVID-19 deintensification shelter meeting this
definition is a homeless services use.
HOMEOWNERS’ ASSOCIATION: An incorporated nonprofit organization formed or qualified under the laws of
the State of Washington, operating under recorded land agreements through which: (a) each land owner is
automatically a member, (b) each land owner is automatically subject to a proportionate share of the expenses for
the organization’s activities, such as maintaining common property and facilities, and (c) such charge, if unpaid,
becomes a lien against the property of the land owner.
HOTEL: A building or portion thereof wherein a majority of the net floor area is dedicated for the rental of rooms
for transient occupancy for sleeping purposes in exchange for payment, and typically based on a per night and per
room basis for no more than thirty (30) continuous days and not meeting the definition of “homeless services use.”
For the purposes of this definition, “transient” means less than one month, or less than thirty (30) continuous days if
the rental period does not begin on the first day of the month. Hotel structures are at least two (2) stories in height,
with lodging space generally above the first floor. Lodging space may also be located on the first floor. Individual
rooms are accessed from a common hallway and include permanent provisions for sanitation but do not provide
kitchen facilities. A commercial kitchen and dining room catering to the hotel patrons may be provided, event space,
eating and drinking establishments, and accessory shops and services typically located in or provided by hotels and
catering to the general public may be provided. Not included in this definition are facilities providing crisis
intervention or case management or both, attached dwellings, bed and breakfasts, or motels.
HOTEL, EXTENDED-STAY: A building or portion thereof for rental of rooms with permanent provisions for
living, eating, sanitation, and cooking for temporary occupancy without limits on duration. Extended -stay hotel
structures are at least two (2) stories in height, with lodging space generally above the first floor, and not meeting
the definition of a homeless services use. Lodging space may also be located on the first floor. Individual rooms
accessed from a common hallway. A commercial kitchen and dining room catering to the extended -stay patrons may
be provided; event space, eating and drinking establishments, and accessory shops and services typically located in
or provided by hotels or extended-stay hotels and catering to the general public may be provided. Not included in
this definition are facilities providing crisis intervention or case management or both, attached dwellings, bed and
breakfasts, hotels, or motels.
HOUSEHOLD: A family living together in a single dwelling unit with common access to, and common use of, all
living, sanitation facilities, and all areas and facilities for the preparation, consumption and storage of food within
the dwelling unit.
HUMAN SCALE: The perceived size of a building relative to a human being. A building is considered to have
good human scale if there is an expression of human activity or use that indicates the building’s size. For example,
traditionally sized doors, windows, and balconies are elements that respond to the size of a human body, so these
elements in a building indicate a building’s overall size.
HUMAN SCALE ELEMENTS: Architectural elements such as railings, windows with multiple panes, doorways,
or fences, that are scaled for human use and convey the idea of human activity or human occupancy.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 905/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
HYPORHEIC ZONE: The saturated zone located beneath and abutting streams that contains some portion of
surface waters, serves as a filter for nutrients, and maintains water quality.
(Ord. 4517, 5-8-1995; Ord. 4522, 6-5-1995; Ord. 4665, 5-19-1997; Ord. 4716, 4-13-1998; Ord. 4821, 12-20-1999;
Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5125,
2-28-2005; Ord. 5137, 4-25-2005; Ord. 5570, 11-15-2010; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord.
5748, 1-12-2015; Ord. 5806, 6-20-2016; Ord. 5899, 11-19-2018; Ord. 5977, 8-10-2020; Ord. 5996, 12-14-2020;
Ord. 6019, 6-14-2021; Ord. 6026, 9-20-2021)
4-11-090 DEFINITIONS I:
ILLICIT CONNECTION: See RMC 4-6-100.
ILLICIT DISCHARGE: See RMC 4-6-100.
ILLUMINATION, INTERNAL: A light source that is concealed or contained within a sign and becomes visible in
darkness through a translucent surface.
ILLUMINATION, TUBE: A light source supplied by a tube that is bent to form letters, symbols, or other shapes.
Tube illumination does not include exposed fluorescent lights.
IMPACTS: The effects or consequences of actions. Environmental impacts are effects upon the elements of the
environment listed in WAC 197-11-444.
IMPERVIOUS SURFACE: A non-vegetated surface area that either prevents or retards the entry of water into the
soil mantle as under natural conditions before development; or that causes water to run off the surface in greater
quantities or at an increased rate of flow compared to the flow present under natural conditions prior to
development. Common impervious surfaces include, but are not limited to, roofs, walkways, patios, driveways,
parking lots, storage areas, areas that are paved, graveled or made of packed or oiled earthen materials, or other
surfaces that similarly impede the natural infiltration of surface water or stormwater.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 906/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
IMPORTED FILL: Earth material acquired from an off-site location for use in grading on a site.
INACTIVE APPLICATION: A submittal for a land use permit in which the applicant has not provided requested
documentation within the time period identified through written communication, or there has been no
communication or action from the applicant for a period of ninety (90) days. Such time limit shall not apply in the
event the delay is caused by the City.
INCOMBUSTIBLE AND NONCOMBUSTIBLE MATERIAL: Shall be as defined in the Uniform Fire Code.
INDUSTRIAL USE: A type of land use characterized by production, manufacturing, distribution or fabrication
activities.
INDUSTRIAL USE, HEAVY: A type of land use including manufacturing processes using raw materials,
extractive land uses or any industrial uses which typically are incompatible with other uses due to noise, odor, toxic
chemicals, or other activities posing a hazard to public health and safety. Examples include marijuana producers and
marijuana processors.
INDUSTRIAL USE, LIGHT: A type of land use including small scale or less intensive production manufacturing,
distribution or fabricating activities. May also include office and supporting convenience retail activities.
INDUSTRIAL WASTES: See RMC 4-6-100.
INFILL: Development that occurs on vacant land within urbanized areas.
INFILTRATION: See RMC 4-6-100.
INFILTRATION FACILITY: Infiltration facility means a drainage facility designed to use the hydrologic process
of water soaking into the ground (commonly referred to as percolation) to dispose of surface and storm water runoff.
INTEGRATED WALKWAY CIRCULATION: Sidewalks and streets constructed and connected in such a way
as to provide an efficient and safe system for people moving through an area on foot.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 907/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
INTERMITTENT: A condition where water is not present in the channel year-round during years of normal or
above normal rainfall.
INTERNATIONAL BUILDING CODE: The adopted edition of the International Building Code, published by the
International Conference of Building Officials.
INTERNATIONAL BUILDING CODE STANDARDS: The adopted edition of the International Building Code
Standards, published by the International Conference of Building Officials.
INTERVAL: An interval is the measure of articulation – the distance before architectural elements repeat.
(Ord. 3719, 4-11-1983; Ord. 3891, 2-25-1985; Ord. 4577, 1-22-1996; Ord. 4740, 7-19-1999; Ord. 4720, 5-4-1998;
Ord. 4821, 12-20-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5450,
3-2-2009; Ord. 5478, 8-3-2009; Ord. 5605, 6-6-2011; Ord. 5650, 12-12-2011; Ord. 5707, 3-24-2014; Ord. 5828,
12-12-2016)
4-11-100 DEFINITIONS J:
JAILS, EXISTING MUNICIPAL: City-operated and owned facilities that hold criminals serving sentences and/or
suspected criminals while they are awaiting the outcome of their trials.
(Amd. Ord. 4963, 5-13-2002)
4-11-110 DEFINITIONS K:
KENNEL: A commercial facility for the care and/or breeding of dogs and/or cats, except that a pet day care is not a
kennel although a pet day care and a kennel might be housed within the same facility. (See PET DAY CARE.)
(Amd. Ord. 4963, 5-13-2002; Ord. 5356, 2-25-2008; Ord. 5676, 12-3-2012; Ord. 5837, 6-12-2017)
4-11-120 DEFINITIONS L:
LABORATORIES, LIGHT MANUFACTURING: A facility in which scientific research, investigation, testing,
or experimentation occur. Manufacturing of and sale of products may also occur.
LABORATORIES, RESEARCH, DEVELOPMENT AND TESTING: A facility in which scientific research,
investigation, testing, or experimentation occur but not including manufacture and sale of products.
LAKES: Natural or artificial bodies of water of two (2) or more acres and/or where the deepest part of the basin at
low water exceeds two (2) meters (6.6 feet). Artificial bodies of water with a recirculation system approved by the
Planning/Building/Public Works Department are not included in this definition.
LAND CLEARING: The act of removing or destroying trees or ground cover including grubbing of stumps and
root mat.
LAND-CLEARING WASTE: Stumps, brush, tree branches, and other vegetation associated with land clearing.
LAND DEVELOPMENT PERMIT: An approved preliminary or final plat for single-family residential project, a
building permit, civil construction permit, site plan, or preliminary or final planned urban development plan.
LAND USE DECISION: A land use decision for purposes of a land use appeal under RMC 4-8-110, Appeals,
means a final determination by a City body or officer with the highest level of authority to make the determination,
including those with authority to hear appeals on:
1. An application for a project permit or other governmental approval required by law before real property may be
improved, developed, modified, sold, transferred or used, but excluding applications for permits or approvals to use,
vacate, or transfer streets, parks, and other similar types of public property; excluding applications for legislative
approval such as area-wide rezones and annexations; and excluding applications for business licenses;
2. An interpretive or declaratory decision regarding the application to a specific property of zoning or other
ordinances or rules regulating the improvement, development, modification, maintenance, or use of real property;
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 908/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
3. The enforcement by the City of codes regulating improvement, development, modification, maintenance or use of
real property. However, when the City is required by law to enforce the code in a court of limited jurisdiction, a
petition may not be brought under RMC 4-8-110.
LAND USE ELEMENT: A plan designating the location and extent of use for agriculture, timber production,
housing, commerce, industry, recreation, open spaces, public utilities, public facilities, and other land uses as
required by the Growth Management Act.
LANDFILL: Addition of soil, sand, rock, gravel, sediment, earth retaining structure, or other material to an area
waterward of the OHWM, in wetlands, or on shorelands, in a manner that raises the elevation or creates dry land.
LANDS COVERED BY WATER: Lands underlying the water areas of the state below the ordinary high water
mark, including salt waters, tidal waters, estuarine waters, natural watercourses, lakes, ponds, artificially impounded
waters, marshes, and swamps.
LANDSCAPE ARCHITECT: A professional landscape architect licensed to practice by the State of Washington.
LANDSCAPE BUFFER: An on-site strip abutting a property line which provides a physical, visual, and/or noise
buffer and transition between land use of varying compatibilities and/or the street. Landscape buffers consist
primarily of natural landscaping and selected hard surface elements, when deemed appropriate by the Community
and Economic Development Administrator or Hearing Examiner.
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.
LANDSCAPING: The installation of lawns, trees, shrubs, flowers, ground cover and similar items to enhance a
property’s attractiveness, prevent erosion, improve security or for similar purposes.
LICENSED ENGINEER: A professional engineer, licensed to practice in the State of Washington.
LID BEST MANAGEMENT PRACTICES: LID best management practices are referred to as BMPs. LID BMPs
are distributed stormwater management practices, integrated into a project design, that emphasize pre -disturbance
hydrologic processes of infiltration, filtration, storage, evaporation and transpiration. LID structural BMPs are
referred to as flow control BMPs and include, but are not limited to, bioretention, permeable pavements, roof
downspout controls, dispersion, soil quality and depth, and minimal excavation foundations (pursuant to the Surface
Water Design Manual).
LIGHT DEFINITIONS: The following definitions are utilized in the Exterior Onsite Lighting Regulations, RMC
4-4-075, and/or the Urban Design Guidelines, RMC 4-3-100:
A. 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.
B. 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.
C. 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 cutoff angle less than ninety degrees (90°).
D. Downlighting: A direct lighting unit that aims the light downward. Downlighting is glare -free and shielded from
the sky and adjacent and abutting properties, either through exterior shields and/or through optics within the fixture.
E. Light Trespass: The shining of light produced by a light source beyond the boundaries of the property on which
it is located.
F. Luminaire: The complete lighting unit, including the lamp, the fixture, and other parts.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 909/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
LIVE-WORK UNIT: A structure or portion of a structure that combines a commercial activity with a residential
living space where there is an internal connection between the living and working spaces within the unit. The
nonresidential portion of the unit must meet commercial building standards.
LOADING AREA: A specially designed off-street place intended to be used by vehicles for depositing and/or
receiving passengers and goods.
LOCAL SERVICE UTILITIES: Public or private utilities normally servicing a neighborhood or defined subarea
in the City, i.e., telephone exchanges; sanitary sewer, stormwater facilities; distribution lines, electrical less than
fifty five (55) kv, telephone, cable TV, etc.
LONG-RANGE WASTEWATER MANAGEMENT PLAN: See RMC 4-6-100.
LOT: A physically separate and distinct property that has been created pursuant to the provisions of this title, or
pursuant to any previous laws governing the subdivision, short subdivision, or segregation of land. This definition
excludes tracts and parcels. See LOT TYPES.
LOT COMBINATION: The merger or aggregation of lots via either:
1. The construction of a dwelling unit upon a lot line shared by an abutting lot under common ownership at the time
of construction; provided, that upon removal of the dwelling unit, proof that each lot was legally created and that the
original lots comply with the current minimum lot size, width, and depth requirements of the applicable zone, the
original lots may be recognized as being segregated; or
2. A request by the property owner for a permanent merger of two (2) or more lots by the completion, approval and
subsequent recording of a Declaration of Lot Combination or Lot Line Adjustment.
LOT COVERAGE: The horizontal area measured within the outside of the exterior walls of all principal and
accessory buildings on a lot including all covered decks and porches.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 910/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
LOT, DEVELOPED: (This definition for RMC 4-4-130, Tree Cutting and Land Clearing Regulations, only.) A lot
or parcel of land upon which a structure(s) is located, which cannot be more intensely developed pursuant to the
City Zoning Code, and which cannot be further subdivided pursuant to City subdivision regulations.
LOT, LEGAL: A lot, which is not necessarily a buildable or developable site, created in compliance with any
applicable State and local laws in effect at the time, as cited below, and subject to the following:
A. The lot was created before June 9, 1937, and it was served by at least one of the following before January 1,
2000:
1. Approved sewage disposal;
2. An approved water system; or
3. A road that was:
a. Accepted for maintenance by the King County Department of Transportation; or
b. Located within an access easement for residential use or in a road right -of-way and consists of a smooth
driving surface, including, but not limited to, asphalt, concrete, or compact gravel, that complied with the King
County road standards in effect at the time the road was constructed.
B. Between March 17, 1937, and July 22, 1958, dates inclusive, the lot was created in compliance with State
segregation statutes and County codes; or
C. The lot was created after July 22, 1958, through a review and approval process of the City, County, or State for
the creation of two (2) or more lots or through a process recognized as exempt from platting by State law.
D. The lot was created before October 1, 1972, and:
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 911/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Conveyed as an individually described parcel to separate, noncontiguous ownerships through a fee simple transfer
or purchase; or
2. Recognized as a separate tax lot by the County Assessor.
E. The lot was created on or after October 1, 1972, and:
1. Through the subdivision or short subdivision process; or
2. Through the following alternative means of lot segregation provided for by State statute or County code:
a. At a size twenty (20) acres or greater, created by a record of survey recorded before January 1, 2000, and not
subsequently merged into a larger lot;
b. At a size forty (40) acres or greater created through a larger lot segregation made in accordance with RCW
58.18.010, Assessor’s plat – Requisites, filing, index, etc. – When official plat, approved by King County and
not subsequently merged into a larger lot;
c. Through testamentary provisions or the laws of descent after August 10, 1969;
d. As a result of deeding land to a public body after April 3, 1977;
F. Each portion of a legal lot created through a process described above subsequently split by a right -of-way under
threat of condemnation shall be considered a legal lot.
LOT LINE ADJUSTMENT: The alteration of common lot line(s) between abutting legal lots, tracts, or parcels for
the purpose of accommodating a transfer of land to rectify a disputed property line location, combine lots, or free
such a boundary from any difference or discrepancies without creating additional lots, tracts or parcels.
LOT LINES: The property lines bounding a lot; the designation of lot lines (front, rear, and side) shall be based on
the yard designations (see YARD REQUIREMENT).
LOT MEASUREMENTS:
A. Lot Depth: Except for lots abutting a shoreline of the State, lot depth shall be the horizontal distance between the
front and rear lot lines, measured from midpoint to midpoint; except in the case of flag lots and irregularly shaped
lots. For flag lots, the “flagpole” portion of the lot shall be ignored for the purpose of calculating lot depth. For
irregularly shaped lots and lots without an obvious rear lot line, the lot depth shall be measured to the midpoint of 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. For lots abutting a shoreline of the State, lot depth shall be measured from and
perpendicular to the OHWM to the opposing and most distant lot line or to an easement containing existing physical
improvements for road access for two (2) or more lots.
B. Lot Width: Width of a lot shall be measured perpendicular to and at the midpoint of the line used to determine
lot depth.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 912/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
LOT, PARTIALLY DEVELOPED: (This definition for RMC 4-4-130, Tree Cutting and Land Clearing
Regulations, only.) A lot or parcel of land upon which a structure is located and which is of sufficient area so as to
be capable of accommodating increased development pursuant to the Renton Zoning Code; or which may be
subdivided in accordance with the City subdivision regulations.
LOT TYPES:
A. Lot, Corner: A lot abutting upon any combination of two (2) or more streets, including private streets (e.g., unit
lot drives), access easements, or shared driveways, but excluding alleys, at their intersection, or upon two (2) parts
of the same street, such streets or parts of the same street forming an interior angle of less than one hundred thirty
five degrees (135°) within the lot lines.
B. Lot, Flag: A lot with property lines that generally form the outline of a flag and flagpole with access to a public
road typically provided through the relatively narrow portion of the lot (i.e., the “flagpole”).
C. Lot, Interior: A lot that generally abuts or has frontage on only one street (or other means of access that may be
permitted).
D. Lot, Through: A lot that has two (2) opposing ends each fronting on a street.
E. Lot, Small Cluster: See CLUSTER DEVELOPMENT.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 913/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
LOT, UNDEVELOPED: A platted lot or parcel of land upon which no structure exists.
LOT, UNIT: A lot created from the subdivision of a parent site, through the unit lot subdivision process,
exclusively for the construction and use of an attached townhouse dwelling and any accessory facilities or private
yards.
LOW IMPACT DEVELOPMENT (LID): A stormwater and land use management strategy that strives to mimic
pre-disturbance hydrologic processes of infiltration, filtration, storage, evaporation and transpiration by emphasizing
conservation, use of on-site natural features, site planning, and distributed stormwater management practices that are
integrated into a project design (pursuant to the Surface Water Design Manual).
LOW IMPACT LAND USE: Land uses which are not likely to have a significant adverse impact on critical areas
because of the low intensity of the use, minimal levels of human activity, limited use of machinery or chemicals, site
design or arrangement of buildings and structures, incorporation of mitigation measures, or other factors.
LOWEST FLOOR: The lowest floor of the lowest enclosed area (including basement). An unfinished or
flood-resistant enclosure, usable solely for parking of vehicles, building access or storage, in an area other than a
basement area, is not considered a building’s lowest floor; provided, that such enclosure is not built so as to render
the structure in violation of the applicable non -elevation design requirements of RMC 4-3-050G4d.
(Ord. 3891, 2-25-1985; Ord. 4056, 4-30-1987; Ord. 4071, 6-1-1987; Ord. 4351, 5-4-1992; Ord. 4522, 6-5-1995;
Ord. 4740, 7-19-1999; Ord. 4351, 5-4-1992; Ord. 4517, 5-8-1995; Ord. 4522, 6-5-1995; Ord. 4660, 3-17-1997; Ord.
4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4751, 11-16-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord.
4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005; Ord. 5153, 9-26-2005;
Ord. 5469, 7-13-2009; Ord. 5472, 7-13-2009; Ord. 5520, 12-14-2009; Ord. 5633, 10-24-2011; Ord. 5676,
12-3-2012; Ord. 5702, 12-9-2013; Ord. 5728, 10-20-2014; Ord. 5749, 1-12-2015; Ord. 5818, 10-17-2016; Ord.
5828, 12-12-2016; Ord. 5867, 12-11-2017; Ord. 5976, 8-3-2020; Ord. 6076, 8-8-2022)
4-11-130 DEFINITIONS M:
MAIN STREET: A style of urban commercial development featuring concentrated retail and service uses along a
street designed for use by both pedestrians and vehicles.
MAJOR SERVICE UTILITY: Public or private utilities which provide services beyond the City’s boundaries, i.e.,
pipelines, natural gas, water, sewer, petroleum; electrical transmission lines fifty five (55) kv or greater; and regional
sewer or water treatment plants, etc.
MANUFACTURED HOME: A residential structure, transportable in one or more sections, that is built on a
permanent chassis and is designed for use with or without a permanent foundation when connected to the required
utilities. This definition also includes mobile homes constructed prior to the enactment of the National Manufactured
Home Construction and Safety Standards Act of 1974. If located within a manufactured or mobile home park,
recreational vehicles shall be included in this definition if either (i) the vehicle contains at least one internal toilet
and at least one internal shower, or (ii) the manufactured or mobile home park provides community showers and
toilets.
MANUFACTURED HOME PARK OR SUBDIVISION: A parcel (or contiguous parcels) of land “divided” into
two (2) or more manufactured home lots for rent or sale.
MANUFACTURED HOME PARK OR SUBDIVISION, EXISTING: A manufactured home park subdivision
for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed
(including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the
pouring of concrete pads) is completed before the effective date of adopted floodplain management regulations.
MANUFACTURED HOME PARK OR SUBDIVISION, NEW: A manufactured home park or subdivision for
which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed
(including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the
pouring of concrete pads) is completed on or after the effective date of adopted floodplain management regulations.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 914/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MANUFACTURING, AIRPLANE: Limited to manufacture of airplanes; sale of airplanes manufactured and/or
assembled on-site; and research, development and testing of airplanes and related components.
MANUFACTURING, AIRPLANE ACCESSORY FUNCTIONS: Includes, as secondary functions when
dependent upon the primary activity of airplane production and sales: office; storage; warehouse and distribution;
aircraft painting and other associated aircraft painting/sealing activities; trucking terminal, including loading and
unloading; auto repair and fuel dispensing; hazardous materials storage and distribution; aircraft engine testing;
metal processing; food service; retail sales of products related to airplane production; on -site medical and emergency
services, such as clinic, fire suppression, and security; barging; reclamation; and parking, when designated for
employees and visitors.
MANUFACTURING AND FABRICATION, HEAVY: The transformation of materials or substances into new
products including construction and assembling of component parts, and the blending of materials such as
lubricating oils, plastics, resins or liquors. Heavy manufacturing and fabrication are often characterized by the need
for large outdoor areas in which to conduct operations, and typically results in environmental impacts beyond their
own sites. This definition includes, but is not limited to: manufacture and fabrication of automotive vehicles and
their parts, cement, brick, lime, gypsum, asphalt, and other manufacturing and fabrication uses as determined by the
Community and Economic Development Administrator. This definition excludes slaughterhouses, manufacture of
shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manufacturing of petroleum
by-products except as an accessory use of less than fifty thousand (50,000) gallons.
MANUFACTURING AND FABRICATION, LIGHT: The transformation of materials or substances into new
products including construction and assembling of component parts, and the blending of materials such as
lubricating oils, plastics, resins or liquors. Light manufacturing and fabrication is characterized by the use being
contained within buildings, and materials or equipment used in production not being stored outside. Light
manufacturing and fabrication activities do not generate external emissions such as smoke, odor, noise, vibrations or
other nuisances outside the building. This definition includes but is not limited to manufacture and fabrication of
electronic components, office products, furniture, glass products, and other manufacturing and fabrication uses as
determined by the Community and Economic Development Administrator. This definition excludes slaughterhouses,
manufacture of shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manufacturing
of petroleum by-products except as an accessory use of less than fifty thousand (50,000) gallons.
MANUFACTURING AND FABRICATION, MEDIUM: The transformation of materials or substances into new
products including construction and assembling of component parts, and the blending of materials such as
lubricating oils, plastics, resins or liquors. Medium manufacturing and fabrication is characterized by need for only
very limited areas of outdoor storage and may create minor external environmental impacts during the conduct of
operations but most impacts are contained on-site. This definition includes but is not limited to manufacture and
fabrication of alcoholic products, paints, printing ink, leather goods, and other manufacturing and fabrication uses as
determined by the Community and Economic Development Administrator. This definition excludes slaughterhouses,
manufacture of shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manufacturing
of petroleum by-products except as an accessory use of less than fifty thousand (50,000) gallons.
MARIJUANA COOPERATIVE: Persons that as qualified patients or designated providers, as defined by chapter
69.51A RCW, share responsibility for acquiring and supplying the resources needed to produce and process
marijuana in the residence of one of the members.
MARIJUANA PROCESSOR: A person or business entity that is licensed by the Washington State Liquor and
Cannabis Board, under RCW 69.50.325 (Marijuana producer’s license) and/or RCW 69.50.328 (Marijuana
producers, processors – No direct or indirect financial interest in licensed marijuana retailers), and related sections
of the RCW, as they exist or may be amended, to process, package, and label useable marijuana and
marijuana-infused products for sale at wholesale to marijuana retailers.
MARIJUANA PRODUCER: A person or business entity that is licensed by the Washington State Liquor and
Cannabis Board, under RCW 69.50.325 (Marijuana producer’s license), and related sections of the RCW, as they
exist or may be amended, to produce and sell marijuana at wholesale to marijuana processors and other marijuana
producers.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 915/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MARIJUANA RETAIL: A person or business entity that is licensed by the Washington State Liquor and Cannabis
Board, under RCW 69.50.354 (Retail outlets licenses), RCW 69.50.357 (Retail outlets – Rules), and related sections
of the RCW, as they exist or may be amended, to sell useable marijuana and/or marijuana infused products and
restrict entry to the premises to persons twenty one (21) years of age and older.
MARIJUANA TRANSPORTER: A person or business entity that is licensed by the Washington State Liquor and
Cannabis Board, under RCW 69.50.385 (Common carriers – Licensing – State liquor and cannabis board to adopt
rules), and related sections of the RCW, as they exist or may be amended, to transport marijuana plants, useable
marijuana, and/or marijuana infused products to other marijuana licensees.
MARINA: A facility for storing, servicing, fueling, berthing, and securing and launching of private pleasure craft
that may include the sale of fuel and incidental supplies for the boat owners, crews, and guests. This definition
includes tie-up for float planes as well as pleasure boats, and other private pleasure craft.
MARINA: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A use providing
moorage for pleasure craft, which also may include boat launching facilities, storage, sales, and other related
services.
MARQUEE: A permanent roof structure, usually incorporating a sign, attached to and supported by the building
and projecting over public property.
MASTER PLAN: A master plan is intended to show how proposed development will comply with the development
standards in the applicable zoning. It also is intended to show compatibility of development within the master plan
area, and compatibility of anticipated uses in areas adjacent to and abutting the master plan area. It provides
long-term guidance for a smaller area than a conceptual redevelopment plan, but a larger area than a detailed site
plan.
MASTER PROGRAM: The comprehensive shoreline use plan for the City of Renton and the use regulations,
together with maps, diagrams, charts or other descriptive material and text, and a statement of desired goals and
standards developed in accordance with the policies enunciated in Section 2 of the Act.
MATERIAL SAFETY DATA SHEET: Written or printed information concerning a hazardous material which is
prepared in accordance with the provisions of 29 CFR 1910.1200.
MEAN SEA LEVEL: For purposes of the National Flood Insurance Program, the vertical datum to which Base
Flood Elevations shown on a community’s Flood Insurance Rate Map are referenced.
MECHANICAL EQUIPMENT: Includes all motorized equipment used for earth moving, trenching, excavation,
gardening, landscaping, and general property maintenance exceeding twenty seven (27) horsepower in size.
MEDICAL INSTITUTIONS: Facilities providing physical or mental health services, in -patient accommodations,
and medical or surgical care of the sick or injured. Medical institutions are allowed one helipad as an accessory use,
if functionally and architecturally integrated into the primary use, regardless of the treatment of helipads in the
underlying zoning. This definition includes hospitals, clinics, hospices, and holistic health centers. This definition
excludes medical and dental offices, convalescent centers, assisted living, and group homes I and II.
MEMBRANE LINER: See RMC 4-5-120G.
MINI-MART: A small retail establishment, usually located within or associated with another use, that offers for
sale convenience goods such as food items, tobacco, periodicals and household goods.
MITIGATION BANK: Sites that, when approved by the City, may be used for restoration, creation and/or
mitigation of wetlands altered on a different piece of property, but located within the same drainage basin.
MIXED USE: A building or site with two (2) or more different uses such as residential, office, manufacturing,
retail, public or entertainment that are physically and functionally integrated and mutually supporting.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 916/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
MIXED USE, HORIZONTAL: A mixed use development consisting of one or more single-use buildings within a
parcel or site.
MIXED USE, VERTICAL: A single building that accommodates multiple uses, generally layered on a floor by
floor basis, with active commercial uses (e.g., retail, restaurants, or on -site services) established at ground level with
residential, visitor, office or other uses above.
MOBILE FOOD VENDING: A temporary use involving sale of retail food or beverages to the public from any
vehicle, cart or wagon that is designed to be readily movable. Mobile food vending includes pushcarts, mobile
kitchens, hot dog carts, pretzel wagons, or similar uses. A “mobile food vendor” includes the owners and operators
of a mobile food vending use. This definition excludes drive-in/drive-through retail or service.
MOBILE HOME: See MANUFACTURED HOME.
MOBILE VENDOR: Retail sale of goods from a vehicle or mobile cart.
MODULATION: A measured and proportioned inflection or setback in a building’s face that breaks up an
otherwise larger flat vertical plane into multiple offset sub -elements so as to reduce the apparent bulk.
MOORAGE: Any device or structure used to secure a vessel for temporary anchorage, but which is not attached to
the vessels. Examples of moorage are docks or buoys.
MOTEL: A building or group of detached or connected buildings designed or used primarily for providing sleeping
accommodations for automobile travelers and typically having a parking space adjacent to a sleeping
accommodation. This definition excludes multi-family dwellings, bed and breakfasts, and hotels.
MOVIE THEATER: An indoor facility for showing movies, including accessory retail sales of food and
beverages. This definition excludes adult entertainment businesses; entertainment clubs; and cultural facilities.
MS4: See RMC 4-6-100.
MULTIPLE-USE: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) The
combining of compatible uses within one development, in which water -oriented and non-water-oriented uses are
included.
MUNICIPAL SEPARATE STORM SEWER SYSTEM: See RMC 4-6-100.
(Ord. 3719, 4-11-1983; Ord. 4071, 6-1-1987; Ord. 4219, 5-4-1992; Ord. 4346, 3-9-1992; Ord. 4577, 1-22-1996;
Ord. 4665, 5-19-1997; Ord. 4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4777, 4-19-1999; Ord. 4821, 12-20-1999;
Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003; Ord. 5124,
2-7-2005; Ord. 5125, 2-28-2005; Ord. 5387, 6-9-2008; Ord. 5404, 7-21-2008; Ord. 5432, 12-8-2008; Ord. 5478,
8-3-2009; Ord. 5522, 12-14-2009; Ord. 5570, 11-15-2010; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord.
5707, 3-24-2014; Ord. 5816, 10-3-2016; Ord. 5899, 11-19-2018; Ord. 5908, 12-10-2018; Ord. 5977, 8-10-2020;
Ord. 6077, 8-8-2022)
4-11-140 DEFINITIONS N:
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) STORMWATER
DISCHARGE PERMIT: See RMC 4-6-100.
NATIONALLY RECOGNIZED INDEPENDENT TESTING ORGANIZATION: See RMC 4-5-120G.
NATIVE GROWTH PROTECTION EASEMENT: A restrictive area where all native, predevelopment
vegetation shall not be disturbed or removed except for removal pursuant to an approved enhancement program. The
purpose of an easement is to protect steep slopes, slopes and/or riparian corridors.
NATIVE VEGETATION: Plant species that are indigenous to the area in question and could reasonably be
expected to have occurred on site.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 917/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
NATURAL: A Shoreline Master Program land use designation identifying an area as unique and fragile. It is
intended to provide areas of wildlife sanctuary and habitat preservation.
NATURAL LIGHT: Interior or exterior light from the sun.
NATURAL OUTLET: See RMC 4-6-100.
NATURAL RESOURCE EXTRACTION/RECOVERY: Land used for timber harvesting consistent with the
Forest Practices Act or silviculture, mineral extraction, or natural resource recovery such as mining reclamation or
reforestation. This definition excludes Christmas tree farms, nurseries, and agriculture.
NATURAL WATER SYSTEM: Any and all parts of the hydrologic cycle independent of size and residence time.
The meaning includes “waters of the state” as defined in RCW 90.48.020.
NEIGHBORHOOD: A sub-area of the City in which the residents share a common identity focused around a
school, park, community business center or other feature.
NEW CONSTRUCTION: (This definition is for flood hazard regulations in RMC 4 -3-050 use only.) For the
purposes of determining insurance rates, structures for which the “start of construction” commenced on or after the
effective date of an initial Flood Insurance Rate Map or after December 31, 1974, whichever is later, and includes
any subsequent improvements to such structures. For floodplain management purposes, “new construction” means
structures for which the "start of construction" commenced on or after the effective date of a floodplain management
regulation adopted by a community and includes any subsequent improvements to such structures.
NEW UNDERGROUND STORAGE FACILITY: See RMC 4-5-120G.
NEWS STAND: A use consisting of the retail sale of newspapers and magazines. This definition excludes adult
retail uses.
NONCONFORMING LOT: An otherwise legal lot that does not conform to the minimum lot area, depth, width,
or other lot standards of the zone in which it is located.
NONCONFORMING SITE: A site that does not conform to development regulations related to the characteristics
or features of the site or the facilities/infrastructure provided thereon including, but not limited to, vegetation
conservation, storm drainage facilities, shoreline stabilization, landscaping, parking, vegetative screening,
driveways, impervious surface coverage, pedestrian amenity, the type and/or number of structures (i.e., more
accessory buildings than allowed), and other regulations of the district in which it is located due to changes in code
requirements, or annexation.
NONCONFORMING STRUCTURE: A lawfully established structure that does not comply with the current
development standards (yard setbacks, design standards, height, number of dwellings in a multifamily building, etc.)
for its zone, but which complied with applicable regulations at the time it was established. Such structures may or
may not be in compliance with other relevant building codes and regulations.
NONCONFORMING USE: A lawfully established use of land that does not comply with the current use
regulations (primary, secondary, conditional, etc.) for its zone, but which complied with applicable regulations at the
time the use was established.
NONSTRUCTURAL TRIM: The molding, battens, caps, nailing strips, latticing, cutouts or letters and walkways
which are attached to the sign structure.
NON-WATER-DEPENDENT USE: Those uses which are not water-dependent.
NON-WATER-ORIENTED USE: Those uses which are not water-dependent, water-related, or water-enjoyment.
NO-PROTEST AGREEMENT: A restrictive covenant signed by the property owner signifying consent to the
future formation of a local improvement district by the City of Renton or by property owners for constructing and
paying for street improvements.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 918/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
NORMAL RAINFALL: Rainfall that is at the mean or within one standard deviation of the mean of the
accumulated annual rainfall record, based upon the water year for King County as recorded at the Seattle -Tacoma
International Airport by the graph shown at King County Department of Natural Resources and Parks’ Water and
Land Resources Division’s Hydrologic Information Center (http://dnr.metrokc.gov/hydrodat/seatacprecip.asp).
NPDES: See RMC 4-6-100.
NURSERIES, HORTICULTURAL: Any land used to raise, store, or sell trees, shrubs, flowers, and other plants
for sale or for transplanting. This definition does not include the sale of any of the above for consumption.
Associated retail space is allowed as an accessory to this use.
(Ord. 3719, 4-11-1983; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4521, 6-5-1995; Ord. 4577, 1-22-1996;
Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5478, 8-3-2009; Ord. 5633,
10-24-2011; Ord. 5759, 6-22-2015; Ord. 5869, 12-11-2017; Ord. 5977, 8-10-2020; Ord. 6068, 6-13-2022)
4-11-150 DEFINITIONS O:
OCCASIONAL BREEDER: An owner/tenant with household pets and/or domestic animals that has a single litter
no more frequently than one time every two years and keeps the offspring no longer than one hundred twenty (120)
days.
OFF-SITE SERVICES: See SERVICES, OFF-SITE.
OFFICE, GENERAL: A place at which the affairs of a business, profession, service, or industry are conducted and
generally furnished with desks, tables, files and communication equipment. This definition includes associated
accessory uses including but not limited to exercise rooms and cafeterias for use by employees and clients. This
definition excludes conference centers, medical and dental offices, veterinary offices/clinics, city government
offices, other government offices and facilities, social service organizations, and construction/contractor’s offices.
OFFICE, MEDICAL AND DENTAL: Any office used by physicians, dentists, and/or other medical professionals
to examine, diagnose, and treat patients, and to administer day-to-day accessory office functions relating to the
medical or dental practice.
ON-SITE SERVICES: See SERVICES, ON-SITE.
OPEN RECORD APPEAL: An administrative appeal to a local governmental body or officer, including the
legislative body, that creates the local government’s record through testimony and submission of evidence and
information, under procedures prescribed by RMC 4 -8-110.
OPEN-RUN AREA: An enclosed area that allows domestic animals and/or household pets to move about freely
within the confines of the enclosure. Fencing such as residential fencing that is typically located along property lines
and encloses residential yards is excluded from this definition.
OPEN SPACE: Any physical area that 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, wetlands and other natural areas, but excluding
stormwater facilities, driveways, parking lots or other surfaces designed for vehicular travel.
OPEN SPACE: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A land area
allowing view, use or passage which is almost entirely unobstructed by buildings, paved areas, or other manmade
structures.
OPEN SPACE, CONTIGUOUS: Land permanently set aside as open space located in recorded tracts. Contiguous
open space lands typically exclude critical areas such as wetlands and steep slopes, but may include wetland buffers
enhanced with amenities such as pedestrian trails and seating areas, as well as stormwater ponds enhanced per the
techniques and landscape requirements set forth in “The Integrated Pond,” King County Water and Land Resources
Division.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 919/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
OPEN SPACE, CONTIGUOUS, URBAN SEPARATOR: Land permanently set aside as open space located in
recorded tracts. Contiguous open space lands may include critical areas, such as wetlands and steep slopes, and
wetland buffers, as well as stormwater ponds enhanced per the techniques and landscape requirements set forth in
“The Integrated Pond, King County Water and Land Resources Division.”
OPERATOR: See RMC 4-5-120G.
ORDINANCE: See RMC 4-9-070R.
ORDINARY HIGH WATER MARK (OHWM): On lakes and streams, that mark found by examining the bed
and banks and ascertaining where the presence and action of waters are so common and usual, and so long continued
in all ordinary years, as to mark upon the soil a character distinct from that of the abutting upland, in respect to
vegetation as that condition exists as of the effective date of regulations, as it may naturally change thereafter, or as
it may change in accordance with permits issued by the City or State. The following criteria clarify this mark on
lakes and streams:
A. Lakes: Where the ordinary high water mark cannot be found, it shall be the line of mean high water.
B. Streams: Where the ordinary high water mark cannot be found, it shall be the line of mean high water. For
braided streams, the ordinary high water mark is found on the banks forming the outer limits of the depression
within which the braiding occurs.
OUTDOOR RETAIL SALES AREAS: Specially designed areas for the retail sale of automobiles, small trucks,
vans or other similar type motor vehicles. It does not generally include commercially licensed motor vehicles such
as buses or trucks.
OUTSIDE STORAGE: See STORAGE, OUTSIDE.
OWNER: See RMC 4-5-120G.
OWNER: (For purposes of the aquifer protection regulations in RMC 4 -3-050, Critical Areas Regulations, and
RMC 4-9-015, Aquifer Protection Area permits, only.) May include a duly authorized agent or attorney, a purchaser,
fiduciary, and/or a person having vested or contingent interest in the property and/or facility in question.
(Ord. 4517, 5-8-1995; Ord. 4587, 3-18-1996; Ord. 4716, 4-13-1998; Ord. 4851, 8-7-2000; Ord. 4857, 8-21-2000;
Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5356, 2-25-2008; Ord. 5633,
10-24-2011; Ord. 5749, 1-12-2015; Ord. 5910, 12-10-2018)
4-11-160 DEFINITIONS P:
PARCEL: A unit of land created specifically for the purpose of tax collection.
PARENT SITE: (This definition for RMC 4-7-090, Unit Lot Subdivisions, only.) The aggregate of all land
(irrespective of existing or future unit lots, tracts, or other distinct properties) within the boundaries of the original
lot(s) subject to a unit lot subdivision within which townhouses exist or are proposed, and the land underlying the
townhouses subdivided so that each townhouse dwelling unit is located on a unit lot.
PARK: For purposes of the application of setback requirements for uses regulated by the provisions of RMC
4-3-010, a “park” is defined as a tract of land provided by a unit of government to meet the active and/or passive
recreational needs of people.
PARK AND RIDE, DEDICATED: A surface parking lot or structured parking garage used for parking of vehicles
for commuters using any form of transit or ridesharing. This definition excludes commercial or public surface
parking and commercial or public structured parking garages.
PARK AND RIDE, SHARED-USE: A pre-existing parking lot or structured parking garage created for purposes
other than commuter parking that has specific numbers of spaces or an entire lot or garage leased to a transit
authority to allow commuters to park their vehicles to use any form of transit or ridesharing. This definition excludes
dedicated park and rides, commercial or public surface parking, and commercial or public structured parking garage.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 920/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
PARK, COMMUNITY/REGIONAL: Larger than neighborhood parks, these are designed for organized activities
and sports, although individual and family activities are also encouraged. Where there are no neighborhood parks,
the community or regional park can serve this function. Larger parks often include one specific use or feature that
makes the park unique. This definition includes but is not limited to community and regional parks as defined by the
City of Renton Parks Plan, trails for nonmotorized travel, and accessory uses normal and incidental to parks.
PARK, 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.
PARKING, BICYCLE: An off-street space intended for the use of bicycle storage, which includes a bicycle rack
or similar facility that allows one to lock a bicycle in place.
PARKING GARAGE, STRUCTURED, COMMERCIAL OR PUBLIC: A building or structure which may be
located above or below ground, with stalls accessed via interior aisles, and used for temporary storage of motor
vehicles. Structured parking can be a stand-alone use or a part of a building containing other uses. This definition
excludes dedicated park and rides, shared-use park and rides, and commercial or public surface parking.
PARKING MODULE: A parking area that meets maximum physical dimensions as delineated in the Urban Center
Design Overlay regulations.
PARKING, OFF-SITE: Parking for a particular land use on land separate from the land on which the use occurs.
The use for parking is subject to a lease or other agreement ensuring the perpetual use of the off -site land for
parking.
PARKING SPACE or PARKING STALL: A parking space is any off-street space intended for the use of
temporary vehicular storage for durations of less than seventy two (72) hours with ingress and egress to the space
easily identifiable. Included in this definition are the permanent surface, striping, landscaping and other features
required by RMC 4-4-080.
PARKING, SURFACE, COMMERCIAL OR PUBLIC: Open lots or grounds with at-grade parking
improvements. This definition excludes dedicated park and rides, shared -use park and rides, and commercial and
public structured parking garages.
PARKING, TANDEM: The parking of one motor vehicle behind another, in a space two (2) car lengths long, but
only one car length wide.
PARTY OF RECORD: Party of record means:
1. The permit applicant and the owner of property subject to the land use decision;
2. The appellant (if different than the permit applicant);
3. The City (if different than the appellant); or
4. Any person who provided a complete name and address (either physical address or email address) and testified
during the open record public hearing, either verbally or in writing, on the application and/or any person who
submitted written comments during administrative review, excluding persons who have only signed petitions or
mechanically produced form letters.
PARTY OF RECORD: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) All
persons, agencies or organizations who have submitted written comments in response to a notice of application prior
to the close of the public hearing or during the administrative review; made oral comments in a formal public
hearing conducted on the application; or notified local government of their desire to receive a copy of the final
decision on a permit and who have provided an address for delivery (either physical address or email address) of
such notice by mail.
PASSIVE RECREATION: See RECREATION, PASSIVE.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 921/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
PAVED: Surfaced with a hard, smooth surface, usually consisting of concrete or asphalt underlain by a subgrade of
crushed rock.
PAVEMENT WIDTH: Width of paved driving and parking surface, including street gutters, as measured from face
of curb to face of curb, or from edge of pavement where there are no curbs.
PEAK DISCHARGE: The maximum surface water runoff rate (cfs) at point of discharge, determined from the
design storm frequency.
PEDESTRIAN CORRIDORS: Areas designated in the Comprehensive Plan as primary routes for pedestrian use
to connect sub-areas of the City or regional trail systems, and to provide access to public facilities.
PEDESTRIAN-ORIENTED DEVELOPMENT/STREET: Development on a pedestrian-oriented street is
encouraged through master planning, building location and design guidelines and typically meets the following
criteria: 1) buildings in scale with the street, one to two (2) stories along residential/minor collectors and three (3) or
more stories along primary and secondary arterials, 2) buildings located close to the street/walkway, 3) at least one
pedestrian entry oriented to the street, and 4) clearly identified sidewalks and/or grade separated walkways.
PEDESTRIAN-ORIENTED FACADE: Facades featuring characteristics that make them attractive to pedestrians,
including transparent window area or window displays along the ground floor facade, primary building entry, and
overhead weather protection along at least seventy five percent (75%) of the facade.
PEDESTRIAN-ORIENTED SPACE: A publicly accessible space that includes elements such as visual and
pedestrian access to abutting structures, paved walking surfaces of either concrete or unit paving, on -site or
building-mounted lighting, and public seating areas.
PEDESTRIAN-ORIENTED STREET: See STREET, PEDESTRIAN-ORIENTED.
PEDESTRIAN-ORIENTED USE: Businesses typically frequented by and conveniently located for use by
pedestrians.
PERENNIAL: Waters which flow continuously.
PERFORMANCE BOND OR GUARANTEE: That security which may be accepted in lieu of a requirement that
certain improvements be made before approval of the final plat, including performance bonds, escrow agreements,
and other similar collateral or surety agreements.
PERMANENT SUPPORTIVE HOUSING: Consistent with RCW 36.70A.030, subsidized, leased dwelling units
with no limit on length of stay that prioritizes people who need comprehensive support services to retain tenancy
and utilizes admissions practices designed to use lower barriers to entry than would be typical for other subsidized
or unsubsidized rental housing, especially related to rental history, criminal history, and personal behaviors.
Permanent supportive housing is paired with on-site or off-site voluntary services designed to support a person
living with a complex and disabling behavioral health or physical health condition who was experiencing
homelessness or was at imminent risk of homelessness prior to moving into housing to retain their housing and be a
successful tenant in a housing arrangement, improve the resident's health status, and connect the resident of the
housing with community-based health care, treatment, or employment services. Permanent supportive housing is
subject to all of the rights and responsibilities defined in Chapter 59.18 RCW.
PERMIT, SHORELINE: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.)
Any substantial development, variance, conditional use permit, or revision authorized under chapter 90.58 RCW.
PERMITTED USES: See USES, PERMITTED.
PERSON: Any person, individual, public or private corporation, firm, association, joint venture, partnership,
municipality, government agency, political subdivision, public officer, owner, lessee, tenant, other legal entity, or
any other entity whatsoever or any combination of such, jointly or severally.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 922/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
PERSONAL DELIVERY DEVICE: Consistent with RCW 46.75.010, a “personal delivery device” means an
electrically powered device to which all of the following apply:
1. The device is intended primarily to transport property on sidewalks and crosswalks;
2. The device weighs less than one hundred twenty (120) pounds, excluding any property being carried in the
device;
3. The device will operate at a maximum speed of six (6) miles per hour; and
4. The device is equipped with automated driving technology, including software and hardware, enabling the
operation of the device, with the support and supervision of a remote personal delivery device operator.
PERSONAL DELIVERY DEVICE DISPENSER: Any structure that provides personal delivery device storage
and device charging.
PERSONAL DELIVERY DEVICE OPERATOR: Consistent with RCW 46.75.010, a “personal delivery device
operator” means an employee or agent of an eligible entity who has the capability to control or monitor the
navigation and operation of a personal delivery device. “Personal delivery device operator” does not include:
1. With respect to a delivery or other service rendered by a personal delivery device, the person who requests
the delivery or service; or
2. A person who only arranges for and dispatches a personal delivery device for a delivery or other service.
PERVIOUS SURFACE: Any surface material that allows stormwater to infiltrate into the ground. Examples
include lawn, landscape, pasture, and native vegetation areas. Note for purposes of Surface Water Design Manual
(RMC 4-6-030) threshold determination and runoff volume modeling for detention and treatment, vegetated roofs
and permeable pavements are to be considered impervious surfaces along with lawns, landscaping, sports fields, golf
courses, and other areas that have modified runoff characteristics resulting from the addition of underdrains.
PET DAY CARE: A commercial facility where four (4) or more dogs or other household pet animals are left by
their owners for periods of supervision during the hours the facility is open to the public (i.e., business hours).
PETS, HOUSEHOLD: Animals that are generally kept as part of a household and for the purpose of
companionship. These animals are to include: dogs, cats, rabbits, caged indoor birds, small rodents, nonvenomous
reptiles and amphibians weighing less than ten (10) pounds, and others of similar size and characteristics as
approved by the Planning Director.
PIER: A general term including docks and similar structures consisting of a fixed or floating platform extending
from the shore over the water. This definition does not include overwater trails.
PIPELINE: Buried pipe systems (including all pipe, pipe joints, fittings, valves, manholes, sumps, and
appurtenances that are in contact with the substance being transported) utilized for the conveyance of hazardous
materials. Pipelines include, but are not limited to, sanitary sewers, side sewers, storm sewers, leachate pipelines,
and product pipelines.
PLANNED UNIT DEVELOPMENT: (This definition for RMC 4-3-090, Shoreline Master Program Regulations,
use only.) Special contractual agreement between the developer and a governmental body governing development of
land.
PLANNED URBAN DEVELOPMENT (PUD): Any development approved and developed in accordance with the
terms of RMC 4-9-150, including a subdivision of such land, which development may occur at one time or in
phases.
PLANNING COMMISSION: That body as defined in chapters 35.63, 35A.63, or 36.70 RCW as designated by the
legislative body to perform a planning function or that body assigned such duties and responsibilities under a city or
county charter.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 923/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
PLANNING DIRECTOR: The individual under the direction of the Community and Economic Development
Administrator who plans, organizes, coordinates and directs the City’s Planning Division, including the
development and adoption of the City’s Comprehensive Plan, zoning, and development regulations, or designee.
Additionally, the Planning Director is responsible for application and enforcement of the City’s zoning, shoreline
management, and environmental ordinances, review and processing of all land use subdivision permit applications.
PLANT ASSOCIATIONS OF INFREQUENT OCCURRENCE: One or more plant species in a landform type
that, because of the rarity of the habitat or the species involved, or both, or for other botanical or environmental
reasons, do not often occur in King County.
PLANTING STRIP: That part of a street right-of-way between the abutting property line and the curb or traveled
portion of the street, exclusive of any sidewalk.
PLAT: A map or representation of a subdivision, showing thereon the division of a parcel of land into lots, blocks,
streets, and alleys or other division and dedications.
PLAT, FINAL: The final drawing of a subdivision and dedication prepared for filing for record with the County
Auditor and containing all elements and requirements set forth in this Title and chapter 58.17 RCW.
PLAT, PRELIMINARY: A drawing of a proposed subdivision of land into ten (10) or more individual lots
showing the general layout of streets and alleys, lots, blocks, and other elements of a subdivision consistent with the
requirements of the City subdivision regulations and chapter 58.17 RCW. The preliminary plat shall be the basis for
the approval or disapproval of the general layout of a subdivision.
PLAT, SHORT: The division or redivision of land into nine (9) or fewer lots, tracts, parcels, sites, or divisions for
the purpose of sale, lease or transfer of ownership.
POTABLE WATER: See RMC 4-6-100.
POTENTIAL ANNEXATION AREAS: Areas within the Urban Growth Area that have been designated for
annexation to the City within the twenty (20) year planning horizon by agreement with King County as required by
the Countywide Planning Policies and the Growth Management Act.
POTW: See RMC 4-6-100.
PREAPPLICATION MEETING: A conference held with a project applicant and City representative(s) in advance
of the proposed land use project application. During the conference, the City representative(s) inform the applicant
of applicable policies, plans, and requirements as they apply to the proposed development project.
PRELIMINARY APPROVAL: The official favorable action taken on the preliminary plat of a proposed
subdivision, metes and bounds description, or dedication, by the Hearing Examiner following a duly advertised
public hearing.
PRELIMINARY PLAT: See PLAT, PRELIMINARY.
PRESCHOOL: Nursery schools or kindergartens which are engaged primarily in educational work with children
and in which no child is enrolled on a regular basis for more than four (4) hours per day.
PRESSURE VACUUM BREAKER: See RMC 4-6-100.
PRIMARY CONTAINMENT: See RMC 4-5-120G.
PRIORITY HABITAT AND SPECIES: Habitats and species of importance and concern as identified by the
Washington State Department of Wildlife Priority Habitat and Species Program. “Priority habitats” are habitat types
with unique or significant value to many species. An area classified and mapped as priority habitat must have one or
more of the following attributes:
1. Comparatively high fish and wildlife density.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 924/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Comparatively high fish and wildlife species diversity.
3. Important fish and wildlife breeding habitat.
4. Important fish and wildlife seasonal ranges.
5. Important fish and wildlife movement corridors.
6. Limited availability.
7. High vulnerability to habitat alteration.
8. Unique or dependent species.
“Priority species” are fish and wildlife species requiring protective measures and/or management guidelines to
ensure their perpetuation.
PRIVATE CLUB, FRATERNAL ORGANIZATION: An association of persons organized for some common
purpose, including civic, professional, social, trade, fraternal, and other similar organizations, but not including
groups organized primarily to render a service which is customarily carried on as a business. This definition
excludes smoking lounges.
PRIVATE HYDRANT: A fire hydrant situated and maintained to provide water for firefighting purposes with
restrictions as to use. The location may be such that it is not readily accessible for immediate use by the fire
authority for other than certain private property.
PRODUCT TIGHT: See RMC 4-5-120G.
PROJECTION: The distance by which a sign extends over public property or beyond the building line.
PROPERTY OWNERS’ ASSOCIATION: See HOMEOWNERS’ ASSOCIATION.
PROPONENT: See APPLICANT.
PUBLIC ACCESS: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A means
of physical approach to and along the shoreline available to the general public. This may also include visual
approach.
PUBLIC AQUATIC LANDS: Land managed by the Washington State Department of Natural Resources (DNR)
located inside the designated inner harbor line.
PUBLIC FACILITIES: Publicly owned, operated, or leased land and the public facilities and/or uses contained
therein, such as streets, roads, highways, sidewalks, street lighting systems, traffic signals, domestic water systems,
storm and sanitary sewer systems, park and recreation facilities, schools, and public buildings. Public facilities do
not include private structures or uses located on or utilizing public land or facilities (e.g., privately owned and
operated Wireless Telecommunication Facility located on leased public land).
PUBLIC INTEREST: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) The
interest shared by the citizens of the State or community at large in the affairs of government, or some interest by
which their rights or liabilities are affected including, but not limited to, an effect on public property or on health,
safety, or general welfare resulting from a use or development.
PUBLICLY OWNED TREATMENT WORKS: See RMC 4-6-100.
PUBLIC WORKS ADMINISTRATOR: The Administrator of the Public Works Department or designee.
(Ord. 3719, 4-11-1983; Ord. 4007, 7-14-1986; Ord. 4039, 1-19-1987; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992;
Ord. 4367, 9-14-1992; Ord. 4517, 5-8-1995; Ord. 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4577, 1-22-1996; Ord.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 925/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4827, 1-24-2000; Ord. 4835, 3-27-2000; Ord. 4840, 5-8-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 5028, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5356, 2-25-2008;
Ord. 5470, 7-13-2009; Ord. 5478, 8-3-2009; Ord. 5519, 12-14-2009; Ord. 5520, 12-14-2009; Ord. 5529, 3-8-2010;
Ord. 5571, 11-15-2010; Ord. 5633, 10-24-2011; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord. 5759,
6-22-2015; Ord. 5818, 10-17-2016; Ord. 5828, 12-12-2016; Ord. 5837, 6-12-2017; Ord. 5853, 8-7-17; Ord. 5868,
12-11-2017; Ord. 5910, 12-10-2018; Ord. 5958, 12-9-2019; Ord. 6026, 9-20-2021; Ord. 6095, 11-28-2022; Ord.
6096, 12-5-2022)
4-11-170 DEFINITIONS Q:
QUALIFIED PROFESSIONAL: A person with experience and training in the pertinent scientific discipline, and
who is a qualified scientific expert with expertise appropriate for the relevant subject in accordance with WAC
365-195-905(4). A qualified professional must have obtained a B.S. or B.A. or equivalent degree in biology, and
professional experience related to the subject habitat or species.
(Ord. 5137, 4-25-2005)
4-11-180 DEFINITIONS R:
RAILROAD YARDS: An area for the switching, storing, assembling, distributing, consolidating, moving,
repairing, weighing or transferring of cars, trains, engines, locomotives, and rolling stock.
REAR YARD: See YARD REQUIREMENT.
REASONABLE USE: A legal concept that has been articulated by Federal and State courts in regulatory takings
issues.
RECEIVING BODIES OF WATER: Creeks, streams, rivers, lakes, storm sewers, wetlands and other bodies of
water into which surface waters are directed, either naturally or in manmade ditches or open and closed systems.
RECOGNIZED HIGHER RISK: The handling, processing or storage of flammable, explosive, blasting or toxic
agents and their related processes and/or activities which are generally considered as high hazard occupancy by
agencies and/or publications, which include but are not limited to the Washington Surveying and Rating Bureau, the
American Insurance Association as per its Fire Prevention Code and National Building Code, as the same may be
amended from time to time as posing a higher risk on its neighbors and/or adjacent or nearby properties natural or
manmade waterways, or which may tend to endanger environmental qualities before special actions are taken to
mitigate adverse characteristics.
RECREATION: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) The
refreshment of body and mind through forms of play, amusement or relaxation. The recreational experience may be
active, such as boating, fishing, and swimming, or may be passive such as enjoying the natural beauty of the
shoreline or its wildlife. This definition includes both public and private facilities.
RECREATION, ACTIVE: Leisure-time activities sometimes requiring equipment and taking place at prescribed
places, sites, or fields. Active recreation includes such activities as swimming, boating, tennis, fishing, soccer, etc.
RECREATION, PASSIVE: Activities that involve relatively inactive or less energetic activities, such as walking,
sitting, reading, picnicking, and card, board, or table games.
RECREATIONAL FACILITIES, INDOOR: A place designed and equipped for the conduct of sports and
leisure-time activities within an enclosed space. Examples include gymnasiums, amusement arcades, health and
fitness clubs, indoor tennis and racquetball courts, bowling alleys, and indoor swimming pools. This definition
excludes indoor sports arenas, auditoriums, and exhibition halls.
RECREATIONAL FACILITIES, OUTDOOR: A place designed and equipped for the conduct of sports and
leisure-time activities with little or no enclosed space. Examples include: private (commercial or private club)
outdoor tennis courts, private outdoor swimming pools, batting cages, amusement parks, miniature golf courses, golf
driving ranges, and playgrounds. This definition excludes marinas, parks, golf courses and outdoor sports arenas.
RECREATIONAL VEHICLE: A vehicle that is:
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 926/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
1. Built on a single chassis; and
2. Four hundred (400) square feet or less when measured at the largest horizontal projection; and
3. Designed to be self-propelled or permanently towable by a light duty truck; and
4. Designed primarily not for use as a permanent dwelling but as temporary quarters for recreational, camping,
travel, or seasonal use.
This definition includes, but is not limited to, motor homes and travel trailers.
RECREATIONAL VEHICLE: (This definition is for flood hazard regulations in RMC 4-3-050 use only.) A
vehicle that is:
1. Built on a single chassis;
2. Four hundred (400) square feet or less when measured at the largest horizontal projection;
3. Designed to be self-propelled or permanently towable by a light duty truck; and
4. Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational,
camping, travel, or seasonal use.
RECYCLABLES: Newspaper, uncoated mixed paper, aluminum, glass and metal food and beverage containers,
polyethylene terepthalate (PET #1) plastic bottles, high density polyethylene (HDPE #2) plastic bottles, and such
other materials that the City and contractor determine to be recyclable.
RECYCLABLES DEPOSIT AREA: In multi-family residences, commercial, industrial and other nonresidential
development, the area(s) where recyclables will be stored.
RECYCLING COLLECTION AND PROCESSING CENTER: A facility where collected recyclable items are
brought for sorting, compaction, transfer, and/or processing including changing the form of materials.
RECYCLING COLLECTION STATION: A container or containers for the collection of secondhand goods and
recyclable materials.
REFUSE: A term synonymous with municipal solid waste (MSW) including all accumulations of waste matters
discarded as of no further value to the owner, such as kitchen and table waste, wrappings and small discarded
containers, and small dead animals weighing not over fifteen (15) pounds, but shall exclude all manure, sewage,
large dead animals, petroleum products, cleanings from public and private catch basins, washracks or sumps, bulk
waste, recyclables, yard waste and special or hazardous wastes.
REGULATED ACTIVITY: (For chapter 4-3 RMC, critical area regulation use only.) All existing and proposed
activities located within a regulated critical area or critical area buffer.
REGULATED SUBSTANCES: See RMC 4-5-120G.
RELIGIOUS INSTITUTIONS: Churches, synagogues, temples and other places where gathering for worship is
the principal purpose of the use. Typical accessory uses associated with this use include licensed day care facilities,
playground, community meeting facilities, and private schools, rectory or convent, and offices for administration of
the institution.
REMOVAL OF VEGETATION: The actual removal or causing the effective removal through damaging,
poisoning, root destruction or other direct or indirect actions resulting in the death of a tree or other vegetation.
RENTAL UNIT: Any dwelling unit which is occupied pursuant to a lawful rental agreement, oral or written,
express or implied, which was not owned as a condominium unit or cooperative unit on the effective date of RMC
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 927/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
4-9-040, Condominium Conversions. A dwelling unit in a converted building for which there has been no
acceptance of an offer of sale as of October 15, 1979, shall be considered a rental unit.
REPAIR or MAINTENANCE: An activity that restores the character, scope, size, or design of a serviceable area,
structure, or land use to its previously existing, authorized and undamaged condition. Activities that change the
character, size, or scope of a project beyond the original design are not included in this definition.
RESEARCH – SCIENTIFIC (SMALL SCALE): The gathering of data, information, and facts for the
advancement of knowledge. Small scale research is generally sponsored by an organization or government agency.
Facilities may consist of temporary offices, sheds, or structures that have a small footprint. The uses have only
limited impact on the underlying use of the site or environment as determined by the Community and Economic
Development Administrator. Such scientific research may be conducted in a building or in the field, may include
investigation, testing or experimentation for study, research education, mitigation, and demonstration of scientific
principles and may be temporary in nature.
RESTRICTIVE COVENANT: A restriction on the use of land set forth in a formal binding agreement running
with the land and binding upon subsequent owners of the property.
RETAIL SALES: Establishments within a permanent structure engaged in selling goods or merchandise available
for immediate purchase and removal from the premises by the general public for personal or household consumption
and rendering services incidental to the sale of such goods. This definition includes department stores, retail shops,
grocery stores and large format retailers developing using a multi -story format. This definition excludes adult retail
uses, vehicle sales, wholesale retail, outdoor retail sales, eating and drinking establishments, and taverns.
RETAIL SALES, OUTDOOR: The display and sale of products and services primarily outside of a building or
structure, including but not limited to garden supplies, tires and motor oil, farmers markets, manufactured homes,
burial monuments, building and landscape materials, lumber yards, vending machines, and retail product lockers.
This definition excludes adult retail uses, or vehicle sales.
RETAIL, WHOLESALE: A retail establishment accessible by the public engaged in selling goods or merchandise
to the general public as well as other retailers, contractors, or businesses, and rendering services incidental to the
sale of such goods, involving a high volume of sales of products in a warehouse setting, and may include, but is not
limited to, membership warehouse clubs that emphasize bulk sales, “big-box retail,” discount stores, and outlet
stores. This definition excludes warehousing, warehousing and distribution, vehicle sales, outdoor retail sales, and
adult retail uses. Wholesale retail is differentiated from general retail by any of the following characteristics:
1. Items for sale include large, categorized products, e.g., lumber, appliances, household furnishings, electrical and
heating fixtures and supplies, wholesale and retail nursery stock, etc.; and may also include a variety of carry -out
goods (e.g., groceries, household, and personal care products);
2. A large inventory of goods and merchandise is stored on the subject site in high -ceiling warehouse areas,
high-rack displays, and/or outdoor storage areas; and
3. High-volume truck traffic, regular pick-up and delivery of large items, and a designated contractor pick-up area.
RETAINING WALL: A wall designed to resist lateral earth and/or fluid pressures, including any surcharge, in
accordance with accepted engineering practice. For the purposes of this Title, a “rockery” or “rock wall” is a type of
retaining wall. Structural components of stormwater facilities shall not be interpreted to be a retaining wall.
RETAINING WALL HEIGHT: The vertical distance measured from the bottom of the footing to the finish grade
at the top of the wall (i.e., upper soil grade).
RETAINING WALL HEIGHT, EXPOSED: The vertical distance measured from the finish grade at the bottom
of the wall (i.e., lower soil grade) to the finish grade at the top of the wall (i.e., upper soil grade). This height does
not include the depth of footing below grade.
RIPARIAN AREA: The upland area immediately adjacent to and paralleling a body of water and is usually
composed of trees, shrubs and other plants. Riparian functions include bank and channel stability, sustained water
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 928/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
supply, flood storage, recruitment of woody debris, leaf litter, nutrients, sediment and pollutant filtering, shade,
shelter, and other functions that are important to both fish and wildlife.
ROADWAY: That portion of a street intended for the accommodation of vehicular traffic, generally within curb
lines.
ROCKERY: One or more courses of rocks stacked against an exposed soil face to protect the soil face from erosion
and sloughing. The bottom course of rocks bears on the foundation soils and the upper rocks bear partially or
entirely on the rocks below. A rockery is also known as a “rock wall.”
ROOFS, PITCHED: A shed, gabled or hipped roof having a slope or pitch of at least one foot (1') rise for each four
feet (4') of horizontal distance in the direction of the slope or pitch of the roof.
ROUTINE VEGETATION MANAGEMENT: Tree and other vegetation management undertaken as part of a
regularly scheduled program of maintenance and repair of property.
(Ord. 3366, 10-15-1979; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord. 4426, 11-8-1993;
Ord. 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963,
5-13-2002; Ord. 5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5355, 2-25-2008; Ord. 5387,
6-9-2008; Ord. 5432, 12-8-2008; Ord. 5589, 2-28-2011; Ord. 5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord. 5747,
1-12-2015; Ord. 5841, 6-12-2017; Ord. 5917, 12-10-2018; Ord. 5977, 8-10-2020; Ord. 6100, 12-5-2022)
4-11-190 DEFINITIONS S:
SALES/MARKETING TRAILERS, ON-SITE: Trailers used for temporary on-site sales and marketing of
developments and/or construction sites.
SALMONID MIGRATION BARRIER: An in-stream blockage that consists of a natural drop (no human
influence) with an uninterrupted slope greater than one hundred percent (100%) (forty five (45) degree angle) and a
height in excess of eleven (11) vertical feet within anadromous salmon -bearing waters or a height in excess of three
(3) vertical feet within resident trout-only bearing waters. Human-made barriers to salmonid migration (e.g.,
culverts, weirs, etc.) shall be considered barriers to salmonid migration by this definition, only if they were lawfully
installed; permanent; present a complete barrier to salmonid passage based on hydraulic drop, water velocity, water
depth, or any other feature which would prevent all salmonids from passing upstream; and in the opinion of the
Community and Economic Development Administrator cannot be modified to provide salmonid passage without
resulting in significant impacts to other environmental resources, major transportation and utility systems, or to the
public, and would have significant expense. For the purposes of this definition, “significant expense” means a cost
equal to or greater than fifty percent (50%) of the combined value of the proposed site buildings, structures, and/or
site improvements, and existing buildings, structures, and/or site improvements to be retained.
SCHOOLS/STUDIOS, ARTS AND CRAFTS: Schools and studios for education in various arts and crafts
including but not limited to photography, dance, music, and language skills.
SCOUR: The erosive action of running water in streams, which excavates and carries away material from the bed
and banks. Scour may occur in both earth and solid rock material.
SECONDARY CONTAINMENT: See RMC 4-5-120G.
SECURE COMMUNITY TRANSITION FACILITY (SCTF): A residential facility for persons civilly
committed and conditionally released to a less restrictive alternative under chapter 71.09 RCW. A secure community
transition facility has supervision and security, and either provides or ensures the provision of sex offender treatment
services. Secure community transition facilities include but are not limited to the facilities established pursuant to
RCW 71.09.250 and any community-based facilities established under chapter 71.09 RCW and operated by or under
contract with the Washington State Department of Social and Health Services. (Ord. 4982, 9 -23-2002)
SEGREGATION: Division of land into lots or tracts each of which is one-one hundred twenty eighth (1/128) of a
section of land or larger, or five (5) acres or larger if the land is not capable of description as a fraction of a section
of land.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 929/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SENSITIVE AREAS: See CRITICAL AREAS.
SEPA: The State Environmental Policy Act of 1971 (chapter 43.21C RCW).
SERVICEABLE: Presently usable.
SERVICES, OFF-SITE: Establishments primarily engaged in providing individual or professional services at the
customer’s home or place of business. Examples of off-site services include, but are not limited to, temporary
employment services, janitorial services, and professional house cleaner services. This definition excludes social
service organizations and on-site services.
SERVICES, ON-SITE: Establishments primarily engaged in providing individual or professional services within
the place of business, such as beauty and barber shops, retail laundry and dry -cleaning including coin-operated,
garment alterations and repair, photo studios, shoe repair, pet grooming, real estate offices, personal accountants,
indoor rental services, and repair of personal or household items, except for vehicle repair. This definition excludes
adult retail uses, social service organizations, and off-site services.
SETBACK: The minimum required distance between the building footprint and the property line and any private
access easement or tract. For lots containing private access easements, setbacks are the minimum required distance
between the building footprint and the easement. A setback is measured perpendicularly from a lot line or private
easement access to the outer wall of the structure. In the case where a structure does not have an outer wall, such as
a carport, the measurement shall be to the posts of such structure, unless otherwise determined by the Department of
Community and Economic Development.
SETBACK: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A required land
area specified in the Shoreline Master Program, measured horizontally upland from and perpendicular to the
vegetation conservation buffer, within which no buildings or other permanent structures may be constructed and that
serves to protect the vegetation conservation buffer during development activities, use, and routine maintenance of
structures and improvements landward of the building setback.
SETBACK LINE, LEGAL: The line established by ordinance beyond which no building may be built.
SEWAGE: See RMC 4-6-100.
SEWAGE DISPOSAL AND TREATMENT PLANTS: A facility designed for the collection, removal, treatment,
and disposal of waterborne sewage. This definition excludes disposal facilities.
SEWAGE TREATMENT PLANT: See RMC 4-6-100.
SEWAGE WORKS: See RMC 4-6-100.
SEWER: See RMC 4-6-100.
SEWER, BUILDING: See RMC 4-6-100.
SEWER, PUBLIC: See RMC 4-6-100.
SEWER, SANITARY: See RMC 4-6-100.
SHARED PARKING: Use of a parking area for more than one use.
SHOPPING CENTER: A group of buildings, structures and/or uncovered commercial areas, or a single building
containing four (4) or more individual commercial establishments, planned, developed and managed as a unit related
in location and type of shops to the trade areas that the unit serves.
SHORELAND or SHORELAND AREAS: Those lands extending landward for two hundred feet (200') in all
directions, as measured on a horizontal plane from ordinary high water mark; floodways and contiguous floodplain
areas landward two hundred feet (200') from such floodways; and all marshes, bogs, swamps, and river deltas,
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 930/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
associated with streams, lakes and tidal waters which are subject to the provisions of the State Shorelines
Management Act. For purposes of determining jurisdictional area, the boundary will be either two hundred feet
(200') from the ordinary high water mark, or two hundred feet (200') from the floodway, whichever is greater.
SHORELINE STABILIZATION: Structural and nonstructural methods to address erosion impacts to property and
dwellings, businesses, or structures caused by natural processes, such as currents, floods, tides, wind, or wave
action.
SHORELINES: All of the water areas of the State regulated by the City of Renton, including reservoirs, and their
associated shorelands, together with the lands underlying them, except:
1. Shorelines of statewide significance.
2. Shorelines on segments of streams upstream of a point where the mean annual flow is twenty (20) cubic feet per
second or less and the wetlands associated with such upstream segments.
3. Shorelines on lakes less than twenty (20) acres in size and wetlands associated with such small lakes.
SHORELINES OF STATEWIDE SIGNIFICANCE: Those shorelines described in RCW 90.58.030(2)(e).
SHORELINES OF THE STATE: The total of all “shorelines” and “shorelines of statewide significance” regulated
by the City of Renton.
SHORT PLAT: The map or representation of a short subdivision. See PLAT, SHORT.
SHORT SUBDIVISION: See PLAT, SHORT.
SIDE SEWER: See RMC 4-6-100.
SIDE SEWER STUB: See RMC 4-6-100.
SIDE YARD: See YARD REQUIREMENT.
SIDEWALK: A concrete walkway separated from the roadway by a curb, planting strip or roadway shoulder.
SIGHT TRIANGLE: See CLEAR VISION AREA.
SIGN: Any medium, including merchandise, its structure and component parts, that is used or intended to be used to
attract attention to the subject matter for advertising purposes. Signs do not include sculptures, wall paintings,
murals, collages, and other design features determined to be public art by the City.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 931/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SIGN, A-FRAME: See SIGN, PORTABLE.
SIGN, ANIMATED: A sign with action or motion, flashing or color changes requiring electrical energy, electronic
or manufactured source of supply, but not including revolving signs or wind actuated elements such as flags or
banners.
SIGN AREA: A measurement of the total area of a sign visible from any one viewpoint or direction, excluding the
sign support structure, architectural embellishments, or, framework that contains no written copy, or does not form
part of the sign proper or of the display. Freestanding letters or characters, where no background is specially
provided, shall be measured by determining the smallest rectangle or polygon that encloses the extreme limits of the
shapes to be used.
SIGN, COMBINATION: Any sign incorporating any combination of the features of pole, projecting and roof
signs.
SIGN, ELECTRIC: Any sign containing or utilizing electrical wiring, but not including signs illuminated by an
exterior light source.
SIGN, ELECTRONIC MESSAGE BOARD: Signs whose alphabetic, pictographic, or symbolic informational
content can be changed or altered on a fixed display screen composed of electrically illuminated segments.
SIGN, FREESTANDING: A sign wholly supported by a sign structure in the ground.
SIGN, GROUND: A type of freestanding sign, other than a freestanding pole sign, in which the sign is in contact
with or close to the ground, has a solid base anchor, and is independent of any other structure.
SIGN HEIGHT: Measured as the distance from grade, unless otherwise designated, to the top of the sign or sign
structure.
SIGN, ON-PREMISES: A sign which displays only advertising copy strictly incidental to the lawful use of the
premises on which it is located, including signs or sign devices indicating the business transacted at, services
rendered, goods sold or produced on the immediate premises, name of the business, person, firm or corporation
occupying the premises.
SIGN, POLITICAL: Signs advertising a candidate or candidates for public, elective office or a political party, or
signs urging a particular vote or action on a public issue decided by ballot whether partisan or nonpartisan.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 932/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SIGN, PORTABLE: A sign not permanently affixed which is designed for or capable of movement, except for
those signs explicitly designed for people to carry on their persons or which are permanently affixed to motor
vehicles.
A. Sign, A-Frame: A nonilluminated type of portable sign comprised of hinged panels configured in the shape of
the alphabetic letter “A.” These signs contact the ground but are not anchored to the ground and are independent of
any other structure.
SIGN, PRIMARY ENTRY: A type of freestanding sign, other than a pole sign, of ten feet (10') or less in height, in
which the sign is in contact with the ground, has a solid base anchor, and is independent of any other structure and
serves the function of directing customers to the main entrance of a multi -tenant building or multi-building complex.
SIGN, PROJECTING: A sign other than a wall sign which projects from and is supported by a wall or a building
or structure, and does not extend above any adjacent parapet or roof of the supporting building.
SIGN, REAL ESTATE: A sign advertising and/or directing individuals to the sale, rent or lease of property.
A. Commercial Real Estate Banner Sign: A sign of any shape made of lightweight fabric or similar material that
is mounted to a building by any means, and indicating that the property is for sale, rent, or lease. National flags, state
or municipal flags, holiday flags, or the official flag of any institution or business shall not be considered banners.
B. Decorative Real Estate Flag: A portion of lightweight fabric or similar material, supported by a vertical or
horizontal staff, intended to flutter in the wind, and is used to attract attention to any type of residential development
for sale, rent, or lease. National flags, state or municipal flags, holiday flags, or the official flag of any institution or
business shall not be considered banners.
C. Freestanding Real Estate Signs: Any type of nonilluminated freestanding sign, indicating that the property on
which it is located, is for sale, rent, or lease. This sign type includes yardarm or ground signs.
D. Open House Sign: A nonilluminated type of portable sign comprised of hinged panels configured in the shape of
the alphabetic letter “A,” no larger than thirty two inches wide by thirty six inches high (32" by 36") per each sign
face. The sign text for an open house sign contains the phrase: “open” or “for sale” or “for rent” or “for lease.”
E. Real Estate Directional Sign: Any nonilluminated type of freestanding sign that provides direction to
property(ies) for sale, rent, or lease. Within the City Center Sign Regulation Boundaries (as shown in RMC
4-4-100H3), real estate directional signs may also include portable signs comprised of hinged panels configured in
the shape of the alphabetic letter “A.”
F. Real Estate Sign Kiosk: A City-approved monument style sign in the public right-of-way or on private property
consolidating numerous real estate directional signs and designed to reduce sign clutter.
G. Real Estate Sign Kiosk Directional Panel: A sign affixed within an approved real estate sign kiosk indicating
direction to various real estate developments.
SIGN, ROOF: A sign erected upon or above a roof or parapet of a building or structure.
SIGN STRUCTURE: Any structure which supports or is capable of supporting any sign as defined in this Title. A
sign structure may be a single pole and may not be an integral part of the building.
SIGN, TEMPORARY: Any sign, banner, or advertising display constructed of cloth, canvas, light fabric,
cardboard, wallboard or other light materials, with or without frames, or advertising device intended to be displayed
only for a limited period of time including the following types of signs:
A. Advertising Device: Balloons, flags, inflatable statuary and figures, light strings, pennants/streamers, portable
readerboards, searchlights, wind-animated devices, and similar devices of a carnival nature.
B. Balloon: A spherical, flexible, nonporous bag inflated with air or gas lighter than air, such as helium, and
intended to float in the air.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 933/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
C. Banner: Any sign of lightweight fabric or similar material that is mounted to a pole and/or building by any
means. National flags, state or municipal flags, holiday flags, or the official flag of any institution or business shall
not be considered banners. A banner is not defined by shape and may be square, rectangular, round,
triangular/pennant shaped, etc.
1. Banner, Pole Hung: A banner attached at its top and bottom to a pole or light standard by extensions from the
pole.
2. Banner, Pole/Wall Strung: A banner attached at its top and bottom corners strung between buildings, poles,
and/or light standards.
3. Banner, Wall Hung: A banner attached to a building and where the banner lies flat against the building surface
at all times.
D. Devices of a Carnival Nature: All temporary signs, advertising devices, lights, and other means of attracting
attention, which are commonly associated with carnival settings, and which are not otherwise specifically identified
in the Renton Municipal Code. Fabric or plastic bunting shall be considered one type of carnival device.
E. Flag: A piece of cloth or plastic, supported by a vertical or horizontal staff, which is intended to flutter in the
wind.
F. Inflatable Statuary: An advertising device that is inflated and the likeness of an animate or inanimate object or
cartoon figure is used to attract attention, advertise, promote, market, or display goods and/or services.
G. Manual Message Board: Any sign that is designed so that characters, letters, or illustrations can be changed or
rearranged by hand without altering the face or the surface of the sign.
H. Pennant/Streamer: An individual object and/or series of small objects made of lightweight plastic, fabric, or
other material, which may or may not contain text, which is suspended from and/or twined around a rope, wire, or
string.
I. Readerboards, Portable: A sign which is self-supporting but not permanently attached to the ground or building
and can be moved from one location to another and is typically internally illuminated. Portable readerboards are also
known as “trailer signs.”
J. Sign, Rigid Portable: A sign which is not permanently affixed and designed for or capable of movement. Those
signs explicitly designed for people to carry on their persons or which are permanently affixed to motor vehicles are
considered to be rigid portable signs. A rigid portable sign is not considered to be a portable readerboard or “trailer
sign.”
K. Sign, Window: Any sign, temporary or permanent, designed to communicate information about an activity,
business, commodity, event, sale, or service, that is placed inside a window. Interior display of merchandise for sale,
including accessory mannequins and other props, shall not be considered window signs.
L. Wind-Animated Object: Any device, e.g., windsocks, pinwheels, whirligigs, etc., whose primary movements
are caused by the wind or atmospheric conditions, attached by a tether. A balloon or inflatable statuary, with or
without moveable parts, is not considered a wind-animated object.
SIGN, TRADITIONAL MARQUEE: A sign typically associated with movie theaters, performing arts theaters,
and theatrical playhouses. The sign is attached flat against and parallel to the surface of a marquee structure. In
addition, a changeable copy area is included where characters, letters, or illustrations can be changed or rearranged
without altering the face or the surface of the sign.
SIGN, UNDER MARQUEE: A lighted or unlighted display attached to the underside of a marquee protruding over
public or private sidewalks. Under marquee signs may also be called “under awning” or “under canopy” signs.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 934/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SIGN, WALL: Any sign painted, attached or erected against the wall of a building or structure, with the exposed
face of the sign in a plane parallel to the plane of said wall. In order to be considered a wall sign, a sign may not
extend above any adjacent parapet or the roof of the supporting building.
SIGNIFICANT #2 RATING: A rating assigned to wetlands in King County that are greater than one acre in size;
equal to or less than one acre in size and having a forested vegetation class; or the presence of heron rookeries or
raptor nesting trees.
SINGLE-WALLED: See RMC 4-5-120G.
SITE: A single lot, or two (2) or more contiguous lots that, under common ownership or documented legal control,
were developed or are part of a development proposal.
SITE PLAN: A detailed plan drawing, prepared to scale, showing accurate boundaries of a site and the location of
all buildings, structures, uses, and principal site development features proposed for a specific parcel or parcels of
land.
SLOPE: An inclined ground surface the inclination of which is expressed as a ratio of horizontal distance to vertical
distance, which may be regulated or unregulated.
SLOPE, STEEP: A hillside, or portion thereof, which falls into one of two (2) classes of slope, sensitive or
protected.
A. Slope, Protected: A hillside, or portion thereof, with an average slope, as identified in the City of Renton Steep
Slope Atlas or in a method approved by the City, of forty percent (40%) or greater grade and having a minimum
vertical rise of fifteen feet (15').
B. Slope, Sensitive: A hillside, or portion thereof, characterized by: (1) an average slope, as identified in the City of
Renton Steep Slope Atlas or in a method approved by the City, of twenty five percent (25%) to less than forty
percent (40%); or (2) an average slope, as identified in the City of Renton Steep Slope Atlas or in a method
approved by the City, of forty percent (40%) or greater with a vertical rise of less than fifteen feet (15'), abutting an
average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of twenty
five percent (25%) to forty percent (40%). This definition excludes engineered retaining walls.
SMOKING LOUNGE: A club or facility where smoking occurs, including but not limited to the smoking of any
kind of lighted pipe, cigar, cigarette, or any other lighted smoking equipment.
SMP: City of Renton’s Shoreline Master Program.
SOCIAL SERVICE ORGANIZATIONS: Public or nonprofit agencies that provide counseling, therapy, job
training, educational classes, food banks, clothing banks, or other social or human services to persons needing such
services, but do not provide crisis intervention, day or night shelter, or case management. This does not include
religious institutions, offices, government facilities, schools, hospitals, clinics, day care, homeless services uses,
medical institutions, diversion facilities, lodging in any form, or residential uses.
SOIL ENGINEER: A licensed civil engineer experienced and knowledgeable in the practice of soil engineering.
SOIL ENGINEERING: The application of the principles of soil mechanics in the investigation, evaluation and
design of civil works involving the use of earth or other materials and the inspection and testing of the construction
thereof.
SOIL ENGINEERING REPORT: A report including data regarding the nature, distribution, and strength of
existing soils, conclusions and recommendations for grading procedures and design criteria for corrective measures
when necessary, and options and recommendations covering adequacy of sites to be developed by the proposed
grading.
SOLAR ACCESS: Sunlight exposure on land without impairment by other development.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 935/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
SOLAR ENERGY SYSTEM: A device or structural design feature, a substantial purpose of which is to provide
for interior lighting or provide for the collection, storage, and distribution of solar energy for space heating or
cooling, electricity generation, or water heating.
SOLAR ENERGY SYSTEM, GROUND MOUNTED, SMALL-SCALE: A solar energy system that is
structurally mounted to the ground and typically a size that would service a house, small business, or small
municipal building.
SOLID WASTE: Shall be defined pursuant to WAC 173-350-100.
SPECIFIED ANATOMICAL AREAS:
1. Less than completely and opaquely covered human genitals, anus, pubic region, buttock, or female breast below a
point immediately above the top of the areola; or
2. Human male genitals in a discernibly turgid state, even if completely and opaquely covered.
SPECIFIED SEXUAL ACTIVITIES:
1. Human genitals in a state of sexual stimulation or arousal;
2. Acts of human masturbation, sexual intercourse, sodomy, oral copulation, or bestiality;
3. Fondling or other erotic touching of human genitals, pubic region, buttocks, or female breasts, whether clothed or
unclothed, of oneself or of one person by another; or
4. Excretory functions as part of or in connection with any of the activities set forth in this definition.
SPORTS ARENAS, AUDITORIUMS, AND EXHIBITION HALLS, INDOOR: A large enclosed facility used
for professional, semi-professional spectator sports, arena concerts, expositions, and other large -scale public
gatherings. This definition includes stadiums, concert halls, auditoriums, exhibition halls, and accessory eating and
drinking establishments. This definition excludes sports arenas or stadiums associated with schools, cultural
facilities, movie theaters, and entertainment clubs.
SPORTS ARENAS, OUTDOOR: A large outdoor facility used for professional, semi-professional spectator
sports, arena concerts, and other large-scale public gatherings. This definition includes but is not limited to stadiums,
concert arenas, and accessory eating and drinking establishments. This definition excludes sports arenas or stadiums
associated with schools, cultural facilities, movie theaters, and entertainment clubs.
STABLES, COMMERCIAL: A land use on which large lot domestic animals are kept for sale or hire to the
public. Breeding, boarding, or training of large lot domestic animals may also be conducted.
STACKING SPACE: The space specifically designated as a waiting area for vehicles whose occupants will be
patronizing a drive-through business. Such space is considered to be located directly alongside a drive -in window,
facility or entrance used by patrons and in lanes leading up to the business establishment.
START OF CONSTRUCTION: Includes substantial improvement and means the date the building permit was
issued; provided, the actual start of construction, repair, reconstruction, placement or other improvement was within
one hundred eighty (180) days of the permit date. The “actual start” means either the first placement of permanent
construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction
of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation.
Permanent construction does not include land preparation, such as clearing, grading and filling; nor does it include
the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or
foundation or the erection of temporary forms; nor does it include the installation on the property of accessory
buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial
improvement, the “actual start of construction” means the first alteration of any wall, ceiling, floor, or other
structural part of a building, whether or not that alteration affects the external dimensions of the building.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 936/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
STORAGE, BULK:
1. The holding or stockpiling on land of material and/or products where such storage constitutes forty percent (40%)
of the developed site area and the storage area is at least one acre, and where at least three (3) of the following
criteria are met by the storage activity:
a. In a bulk form or in bulk containers;
b. Under protective cover to the essential exclusion of other uses of the same s pace due to special fixtures or
exposed to the elements;
c. In sufficient numbers, quantities or spatial allocation of the site to determine and rank such uses as the
principal use of the site;
d. The major function is the collection and/or distribution of the material and/or products rather than
processing; and
e. The presence of fixed bulk containers or visible stockpiles for a substantial period of a year.
2. Bulk storage facilities include, but are not limited to:
a. Automobile holding and transfer depots;
b. Brick or tile storage and manufacturing;
c. Concrete block and products storage and manufacturing;
d. Contractor equipment yards;
e. Equipment or machinery of the stationary type not in use, not mounted on necessary foundations or
connected as required when during use, not designated and used as portable, and not stored in a warehouse.
This includes operable motor vehicles or wheeled equipment used only periodically where storage durations
exceed those provided for parking lots as defined in RMC 4 -4-080, Parking, Loading and Driveway
Regulations;
f. Foundries;
g. Fuel yards, wholesale;
h. Grain or feed sites, elevators, or the open storage of grain and feed;
i. Log, random cut and chipped wood by -products storage;
j. Lumber mills and wholesalers;
k. Sand and gravel yards including sizing, transfer and loading equipment when present;
l. Scrap or junk yards and wrecking yards;
m. Solid waste holding and disposal areas;
n. Tank farms including distribution and loading systems.
3. Bulk storage facilities exclude:
a. Land banks, greenbelts, watersheds or public water reservoirs;
b. Parking lots or structures for private licensed automobiles;
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 937/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
c. Ship yards;
d. Warehouses alone or in conjunction with manufacturing on the site and when not including any of the uses
listed above in subsection (2)(a) through (2)(n) of this definition;
e. Facilities for storage of petroleum or any of its by-products, for use incidental to the primary use of the
property (e.g., heating, boiler or vehicular fuel or lubricants);
f. Retail service stations;
g. Retail sales lots for new or used automobiles.
STORAGE, HAZARDOUS MATERIAL, ON-SITE OR OFF-SITE, INCLUDING TREATMENT: A facility
engaged in storage of materials, produced on -site or brought from another site, that are inflammable, explosive, or
that present hazards to the public health, safety, and welfare including all substances and materials as defined under
hazardous materials, hazardous substances, and hazardous waste.
STORAGE, OUTDOOR: The outdoor accumulation of material or equipment for the purpose of sale, rental, use
on site, or shipping to other locations. This definition excludes bulk storage, hazardous material storage,
warehousing and distribution, vehicle storage, and outdoor retail sales.
STORAGE, SELF-SERVICE: A building or group of buildings consisting of individual, self-contained units
leased to individuals, organizations, or businesses for self-service storage of personal property. This definition
excludes indoor storage, warehousing, outdoor storage, bulk storage, and hazardous material storage.
STORAGE, VEHICLE: An indoor or outdoor area for parking or holding of motor vehicles and boats or wheeled
equipment for more than seventy-two (72) hours. This definition excludes bulk storage, vehicle sales, vehicle rental,
tow truck operation/auto impoundment yard, auto wrecking yard, outdoor storage, and indoor storage.
STORM SEWER and STORM DRAIN: A sewer which carries storm surface water, subsurface water and
drainage. See RMC 4-6-100.
STORMWATER FACILITY: A constructed component of a stormwater drainage system, designed or constructed
to perform a particular function, or multiple functions. Stormwater facilities include, but are not limited to, pipes,
swales, ditches, culverts, street gutters, detention ponds, retention ponds, constructed wetlands, infiltration devices,
catch basins, oil/water separators, and biofiltration swales. They may also include low impact development
BMPs/facilities. Also referred to as “Drainage Facility.”
STORY: That portion of a building included between the upper surface of any floor and the upper surface of the
floor above, except that the topmost story shall be that portion of a building included between the upper surface of
the topmost floor and the ceiling or roof above, unless such area meets the definition of an attic. If the finished floor
level directly above a usable or unused under-floor space is more than six feet (6') above grade for more than fifty
percent (50%) of the total perimeter or is more than twelve feet (12') above grade at any point, such usable or unused
under-floor space shall be considered as a story.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 938/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
STORY, FIRST: The lowest story in a building that qualifies as a story, as defined herein, except that a floor level
in a building having only one floor level shall be classified as a first story, provided such floor level is not more than
four feet (4') below grade for more than fifty percent (50%) of the total perimeter, or not more than eight feet (8')
below grade at any point.
STREAM ALTERATION: The relocation or change in the flow of surface water runoff flowing in a natural or
modified channel.
STREAM/LAKE CLASS: The stream and lake waters in the City are defined by class as indicated in RMC
4-3-050.
STREET AMENITIES: See STREET FURNITURE.
STREET, ARTERIAL: Street intended for higher traffic volume and speed and classified as a principal or minor
arterial on the City of Renton Arterial Street Plan.
STREET, COLLECTOR:
1. A street providing access with higher traffic volumes than a typical residential, commercial, or industrial access
street. Collector streets are designated by the Public Works Department.
2. A street classified as a collector street on the City of Renton Arterial Street Plan.
STREET, COMMERCIAL ACCESS: A non-arterial street providing access to commercial land uses.
STREET FRONTAGE: The portion of a lot or structure abutting a public or private right-of-way. Structures
adjacent yet not adjoining a right-of-way shall be considered abutting if located within twenty feet (20').
STREET FURNITURE: Objects, such as outdoor seating, kiosks, bus shelters, tree grates, trash receptacles, and
fountains that have the potential for enlivening and giving variety to streets, sidewalks, plazas, and other outdoor
spaces open to, and used by, the public.
STREET GRID PATTERN, MODIFIED: A street system based upon a traditional grid pattern; however, offset
intersections, loop roads, as well as angled or curved road segments may also be utilized on a limited basis. The
block pattern is characterized by regular (i.e., rectangular or trapezoidal) blocks.
STREET GRID PATTERN, TRADITIONAL: A system of platting, or of street design, that features parallel and
perpendicular streets and intersections of streets at right angles that form short blocks.
STREET, INDUSTRIAL ACCESS: A non-arterial street providing access to industrial land uses.
STREET, PEDESTRIAN-ORIENTED: An area with streets and sidewalks specifically designated as such and
intended for use by people walking; with special design and spatial treatment of building frontages; built at human
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 939/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
scale; with uses of interest to and functional for people on foot; and designed to hold interest for pedestrians by
encouraging walking, browsing, and taking in the scene, as designated via Master Plans or similar documents
approved by the City.
STREET, RESIDENTIAL ACCESS: A non-arterial street providing access to residential land uses, and not
designated as a collector street by the Public Works Department.
STRUCTURE: That which is built or constructed, an edifice or building of any kind, or any piece of work
artificially built up or composed of parts joined together in some definite manner.
STRUCTURE: (This definition is for flood hazard regulations in RMC 4-3-050 use only.) A walled and roofed
building, including a gas or liquid storage tank, that is principally above ground, as well as a manufactured home.
STRUCTURE: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A permanent
or temporary edifice or building, or any piece of work artificially built or composed of parts joined together in some
definite manner, whether installed on, above, or below the surface of the ground or water, except for vessels.
SUBDIVISION: The division or redivision of land into lots, tracts, parcels, sites or divisions for the purpose of sale,
lease, or transfer of ownership. See also PLAT and PLAT, SHORT.
SUBDIVISION: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A parcel of
land divided into two (2) or more parcels.
SUBDIVISION, PHASED: A subdivision which is, or is intended to be, recorded in increments over a period of
time.
SUBDIVISION, UNIT LOT: A division of land (parent site), for the purpose of sale, lease, or transfer of
ownership, underlying existing or proposed attached townhouse dwelling units that creates a unit lot for each
dwelling, for which one or more boundaries of the individual unit lots coincide with the walls of the townhouse
structure which separate individual attached townhouse dwelling units.
SUBJECT PROPERTY: The tract of land which is the subject of the permit and/or approval action.
SUBSTANTIAL DAMAGE: Damage of any origin sustained by a structure whereby the cost of restoring the
structure to its before damaged condition would equal or exceed fifty percent (50%) of the market value of the
structure before the damage occurred.
SUBSTANTIAL DEVELOPMENT: Any development of which the total cost or fair market value exceeds five
thousand dollars ($5,000.00) or any development which materially interferes with the normal public use of the water
or shoreline of the State. Exemptions in RCW 90.58.030(3)(e) and in RMC 4 -9-190C are not considered substantial
developments.
SUBSTANTIAL DEVELOPMENT PERMIT: The shoreline management substantial development permit
provided for in Section 14 of the Shoreline Management Act of 1971 (RCW 90.58.140).
SUBSTANTIAL EXISTING IMPROVEMENTS: Physical improvements, such as residential and/or commercial
structures and their accessory structures, that have a reasonable remaining economic life as indicated by their
assessed valuation.
SUBSTANTIAL IMPROVEMENT: Any reconstruction, rehabilitation, addition or other improvement of a
structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure before the
“start of construction” of the improvement. This term includes structures which have incurred “substantial damage,”
regardless of the actual repair work performed. The term does not, however, include either:
1. Any project for improvement of a structure to correct previously identified existing violations of state or local
health, sanitary, or safety code specifications that have been identified by the local code enforcement official and
that are the minimum necessary to assure safe living conditions; or
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 940/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Any alteration of a “historic structure”; provided, that the alteration will not preclude the structure’s continued
designation as a “historic structure.”
SUBTENANT: A person in possession of rental unit through the tenant with the knowledge and consent, express or
implied, of the owner.
SURFACE WATER DESIGN MANUAL: A manual, as it exists or may be amended, adopted by reference by the
City of Renton, which provides stormwater permit implementation and management guidance consistent with the
current version of the King County Surface Water Design Manual.
SURVEY STANDARDS: City of Renton Survey Standards as adopted by the Planning/Building/ Public Works
Department.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979; Ord. 3719, 4-11-1980; Ord. 4071, 6-1-1987; Ord. 4172, 9-12-1988;
Ord. 4346, 3-9-1992; Ord. 4367, 9-14-1992; Ord. 4517, 5-8-1995; Ord. 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord.
4577, 1-22-1996; Ord. 4636, 9-23-1996; Ord. 4691, 1-6-1997; Ord. 4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord.
4724, 5-11-1998; Ord. 4828, 1-24-2000; Ord. 4832, 3-6-2000; Ord. 4835, 3-27-2000; Ord. 4848, 6-26-2000; Ord.
4851, 8-7-2000; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13-2002; Ord. 5062, 1-26-2004; Ord. 5100, 11-1-2004;
Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5355, 2-25-2008; Ord. 5356, 2-25-2008; Ord. 5450, 3-2-2009;
Ord. 5496, 10-5-2009; Ord. 5526, 2-1-2010; Ord. 5578, 11-15-2010; Ord. 5633, 10-24-2011; Ord. 5639,
12-12-2011; Ord. 5676, 12-3-2012; Ord. 5727, 10-20-2014; Ord. 5757, 6-1-2015; Ord. 5759, 6-22-2015; Ord. 5818,
10-17-2016; Ord. 5828, 12-12-2016; Ord. 5839, 6-12-2017; Ord. 5841, 6-12-2017; Ord. 5868, 12-11-2017; Ord.
5899, 11-19-2018; Ord. 5910, 12-10-2018; Ord. 5953, 11-18-2019; Ord. 5954, 11-18-2019; Ord. 5963, 3-2-2020;
Ord. 5976, 8-3-2020; Ord. 5977, 8-10-2020; Ord. 5996, 12-14-2020; Ord. 5999, 12-14-2020; Ord. 6019, 6-14-2021;
Ord. 6026, 9-20-2021; Ord. 6068, 6-13-2022; Ord. 6070, 6-13-2022; Ord. 6095, 11-28-2022; Ord. 6100, 12-5-2022)
4-11-200 DEFINITIONS T:
TANK VEHICLE: A vehicle other than a railroad tank car or boat, with a cargo tank mounted thereon or built as
an integral part thereof used for the transportation of flammable or combustible liquids, LP -gas, or hazardous
chemicals. Tank vehicles include self-propelled vehicles and full trailers and semi-trailers, with or without motive
power, and carrying part or all of the load.
TAVERN: An establishment used primarily for the serving of liquor by the drink to the general public that holds a
Washington State tavern license. Establishments in this category limit their dedicated dining area to less than fifteen
percent (15%) of the total establishment and restrict entry to the premises to persons twenty one (21) years of age
and older. This definition excludes restaurants, cafes, fast-food establishments, microbreweries with restaurants, and
espresso stands.
TAX LOT SEGREGATION: The separation of two (2) or more legal lots, as defined in RMC 4 -11-120, into
individual tax parcels.
TAXI STAND: A facility for pick-up and drop-off of taxi patrons, typically characterized by an area for queuing
passengers and taxis.
TELECOMMUNICATIONS: The transmission, between or among points specified by the user, of information of
the user’s choosing, without change in the form or content of the information as sent and received.
TEMPORARY HOMELESS ENCAMPMENT: A group of homeless persons temporarily residing out of doors
on a site with services provided by a sponsor and supervised by a managing organization.
A. Managing Organization, Temporary Homeless Encampment: A group or organization that has the capacity to
organize and manage a temporary homeless encampment. A temporary encampment “managing organization” may
be the same entity as the temporary homeless encampment sponsor.
B. Sponsor, Temporary Homeless Encampment: A religious institution which:
1. Owns the property or has an ownership interest in the property, for which a temporary homeless encampment is to
be located; and
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 941/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Has an agreement with the temporary homeless encampment managing organization to provide basic services and
support for the residents of a temporary homeless encampment and liaison with the surrounding community; and
3. Joins with the managing organization in an application for a temporary homeless encampment permit.
A “sponsor” may be the same entity as the managing organization.
TEMPORARY OR MANUFACTURED BUILDINGS USED FOR CONSTRUCTION: Construction site
buildings housing the office of construction/development management and sales staff for duration of construction.
TEMPORARY USE: A use of limited term. Temporary uses may be established under special circumstances for
some temporary time period.
TENANT: Any person who occupies or has a leasehold interest in a rental unit under a lawful rental agreement
whether oral or written, express or implied.
TERRACE: A relatively level step constructed in the face of a graded slope surface for drainage and maintenance
purposes.
THRESHOLD LIMIT VALUE (TLV): The concentration of certain airborne materials representing conditions
under which it is believed and adopted by the American Conference of Governmental Industrial Hygienists
(ACGIH) that nearly all workers may be repeatedly exposed day after day without adverse effects.
TOE OF SLOPE: A point or line at the low point of a natural slope or slope created through an excavation or cut
where the lower surface changes to horizontal or meets the existing ground surface. The toe of a slope may be a
distinct topographic break in slope gradient or the point in which the lower most limit of a steep slope is inclined at
less than the gradient of that steep slope for a horizontal distance of a minimum of twenty five feet (25').
TOP OF SLOPE: A point or line on the upper surface of a natural slope or slope created through an excavation or
cut where it changes to horizontal or meets the existing ground surface. The top of a slope may be a distinct
topographic break in slope gradient or the point in which the upper most limit of a steep slope is inclined at less than
the gradient of that steep slope for a horizontal distance of a minimum of twenty five feet (25').
A. Top of Excavation or Cut: The upper surface point where the excavation meets the original ground surface.
B. Top of Embankment: The upper surface point or line to which the side slope changes to horizontal or meets
original ground surface.
TOW TRUCK: A vehicle equipped for and used in the business of towing or transporting vehicles. All tow trucks
must display a valid Department of Licensing permit or decal that indicates the tow truck class.
A. Class A: Trucks that are capable of towing and recovery of passenger cars, pickup trucks, small trailers, or
equivalent vehicles.
B. Class B: Trucks that are capable of towing and/or recovery of medium-size trucks, trailers, motor homes, or
equivalent vehicles.
C. Class E: Tow trucks designed and intended to transport vehicles entirely on a truck bed.
TOW TRUCK OPERATION: A facility that dispatches tow trucks for hire with no automotive storage area for
impounded vehicles.
TOW TRUCK OPERATION/AUTO IMPOUNDMENT YARD: A facility that dispatches tow trucks for hire
with associated automotive storage area for impounded vehicles.
TOXIC SUBSTANCE: Those materials listed and documented by the American Conference of Governmental
Industrial Hygienists (ACGIH).
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 942/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
TRACT: An area of land that meets one of the following circumstances (wherever in this Title a tract is required to
be created, if an applicant is not pursuing a subdivision then an easement shall be interpreted to suffice for a tract):
1. A physically separate and distinct property created pursuant to the provisions of this title, or pursuant to any
previous laws governing the subdivision, short subdivision, or segregation of land created expressly to provide a
common benefit or public purpose, including but not limited to land provided for: storm water management, critical
areas protection, utilities, recreation, or open space. Such tracts shall be unbuildable, except for the structures and
infrastructure necessary to fulfill the common benefit or public purpose for which the tract was created; or
2. A physically separate and distinct property that was not created pursuant to the provisions of this title, nor
pursuant to any previous laws governing the subdivision, short subdivision, or segregation of land. Such tracts shall
be unbuildable unless converted into a lot pursuant to the provisions of this title.
TRADE OR VOCATIONAL SCHOOL: A school that provides post secondary education including industrial and
technical processes and may include continuing education courses as an accessory use. This definition does not
include arts and crafts schools/studios, or other higher education institutions such as colleges, universities, or
professional schools.
TRAILER, TRAVEL: See RECREATIONAL VEHICLE.
TRANSIT CENTER: Any facility designed for accommodating large numbers of public transportation passengers
to wait, board, and disembark at the intersection of multiple transit routes.
TRANSITIONAL HOUSING: Consistent with RCW 84.36.043, a project that provides one or more dwelling units
and supportive services to homeless persons or families for up to two (2) years and that has as its purpose facilitating
the transition of homeless persons and families into independent living.
TRANSPORTATION MANAGEMENT PLAN: A plan developed by the occupant of a building or land use, or
by the developer of a proposed project, designed to provide mechanisms for reducing the vehicle demand generated
by an existing or proposed land use.
TRANSPORTATION SYSTEM, MULTI-MODAL: A system of transportation consisting of various types of
conveyances, for example, light rail train and bus, or ferry and automobile.
TREE: A woody perennial usually having one dominant trunk, or, for certain species, a multi -stemmed trunk
system, with a potential minimum height of ten feet (10') at maturity. Any trees listed on the Complete King County
Weed List shall not qualify as a tree.
A. Tree, High-Risk: Any tree that has been certified in a written arborist report, prepared by an arborist with ISA
Tree Risk Assessment Qualification (TRAQ), as possessing the following ISA Tree Risk Assessment
characterizations:
1. The tree has a probable or imminent likelihood of failure; and
2. The tree has a medium or high likelihood of impact; and
3. The consequences of failure for the tree are significant or severe.
B. Tree, Landmark: A tree with a caliper of twenty four inches (24") or greater, except for big leaf maples, black
cottonwoods, and red alder trees, which qualify as landmark trees with a caliper of thirty inches (30") or greater.
C. Tree, Protected: A significant tree identified to be retained, or a new tree required to be planted, as a condition
of approval for a land development permit.
D. Tree, Significant: A tree with a caliper of at least six inches (6"), except alder or cottonwood trees, which
qualify as significant trees with a caliper of eight inches (8") or greater. Trees certified as high -risk shall not be
considered significant.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 943/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
E. Tree, Small Species: A tree with a mature height of thirty feet (30') or less.
F. Tree, Medium Species: A tree with a mature height between thirty feet (30') and fifty feet (50').
G. Tree, Large Species: A tree with a mature height of fifty feet (50') or more.
TREE PROTECTION TRACT: A restrictive area where all retained and/or replacement trees are protected, and
development, alteration, or disturbance within the tract, or tree removal, is prohibited without the explicit approval
of the City. Tree protection tracts may contribute to any required open space.
TREE REMOVAL: The removal of a tree, through either direct or indirect actions, including but not limited to: (1)
clearing, damaging or poisoning resulting in a high -risk tree; (2) removal of more than forty percent (40%) of the
live crown; or (3) damage to roots or trunk that is likely to destroy the tree’s structural integrity.
TREE TOPPING: The act of removing whole tops of trees, or large branches and/or trunks from the tops of trees,
and leaving stubs or lateral branches that result in the disfigurement of the canopy. Tree topping is considered to be
tree removal. Other common names for the practice include hat-racking, lopping, heading, rounding over, and
tipping.
TREE TRIMMING: The intentional removal of a tree’s branches in order to reduce the live canopy of the tree by
no more than forty percent (40%) during any consecutive twelve (12) months. Trimming more than forty percent
(40%) of a tree’s canopy during any consecutive twelve (12) months shall be considered “tree topping.”
TRUCK TERMINALS: A building or area in which semitrailers, including tractor and/or trailer units and other
trucks are parked, stored for seventy two (72) hours or less, and dispatched. This facility may include incidental
servicing and washing facilities.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979; Ord. 3746, 9-19-1983; Ord. 4351, 5-4-1992; Ord. 4517, 5-8-1995;
Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5153,
9-26-2005; Ord. 5304, 9-17-2007; Ord. 5407, 9-15-2008; Ord. 5520, 12-14-2009; Ord. 5570, 11-15-2010; Ord.
5702, 12-9-2013; Ord. 5748, 1-12-2015; Ord. 5841, 6-12-2017; Ord. 6026, 9-20-2021; Ord. 6076, 8-8-2022)
4-11-210 DEFINITIONS U:
UNAUTHORIZED RELEASE: Any spilling, leaking, emitting, discharging, escaping, leaching, or disposing of a
hazardous material into the air, into groundwater, surface water, surface soils or subsurface soils. Unauthorized
release does not include: intentional withdrawals of hazardous materials for the purpose of legitimate sale, use or
disposal; and discharges permitted under Federal, State or local law.
UNAUTHORIZED RELEASE, UNDERGROUND STORAGE TANK: See RMC 4-5-120G.
UNDERGROUND STORAGE FACILITY: See RMC 4-5-120G.
UNDERWRITERS’ LABORATORIES: The Underwriters’ Laboratories, Inc.
UNIQUE AND FRAGILE AREAS: Those portions of the shoreline which (1) contain or substantially contribute
to the maintenance of endangered or valuable forms of life and (2) have unstable or potentially hazardous
topographic, geologic or hydrologic features (such as steep slopes, marshes).
UNIQUE/OUTSTANDING #1 RATING: A rating assigned to wetlands in King County which have species that
are listed as endangered or threatened, or the presence of critical or outstanding habitat for those species; wetlands
having forty to sixty percent (40% to 60%) permanent open water in dispersed patches with two (2) or more
vegetation classes; wetlands equal to or greater than ten (10) acres in size and having three (3) or more wetland
classes, one of which is open water; or the presence of plant associations of infrequent occurrence.
URBAN: A Shoreline Master Program land use designation identifying an area for high intensity land uses. It is
suitable for those areas presently subjected to extremely intensive land use pressures, as well as areas planned to
accommodate future intensive urban expansion.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 944/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
URBAN CHARACTER: Attributes such as high residential densities and use intensities in multi-story buildings
with small setbacks.
URBAN EDGE AND URBAN FRINGE: The interface between high-density residential/high intensity uses and
those that have lower density and intensity and are, therefore, more suburban. The urban fringe is the area where the
suburban densities and uses become noticeably less intense and more rural.
URBAN ENVIRONMENT: The combination of buildings, structures, and streetscape that, due to their nature, i.e.,
multi-storied, continuous facade, zero side setbacks, form a neighborhood or section of a city or urban place.
URBAN GROWTH AREAS: Areas designated by a city and county for urban development over the next twenty
(20) years as required by the Growth Management Act beyond which urban growth should not occur.
USE:
A. Use, Change of: A change of the primary use of a lot, building, or portion of a building to another use, as
distinguished in RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations.
B. Uses, Permitted: Land uses allowed outright within a zone. Uses accessory to permitted uses are treated in RMC
4-11-010 and 4-2-050.
C. Uses, Prohibited: Any such use not specifically enumerated or interpreted as allowable in that district. See RMC
4-2-050.
D. Uses, Residential: Developments where persons reside including but not limited to single family dwellings,
apartments, and condominiums.
E. Uses, Unclassified: A use which does not appear in a list of permitted, conditional, or accessory uses, but which
is interpreted by the Community and Economic Development Administrator as similar to a listed permitted,
conditional, or accessory use and not otherwise prohibited. See RMC 4 -2-050.
USED: The word “used” in the definition of “adult motion picture theater” herein describes a continuing course of
conduct of exhibiting “specific sexual activities” and “specified anatomical areas” in a manner which appeals to a
prurient interest.
UTILITIES: Utility lines and facilities related to the provision, distribution, collection, transmission or disposal of
water, storm and sanitary sewage, oil, gas, power, and telephone cable, and includes facilities for the generation of
electricity. This definition does not include sewage wastewater treatment plants, wireless communication facilities,
or solid waste disposal/recycling facilities.
A. Utilities, Large: Large scale facilities with either major above-ground visual impacts, or serving a regional need
such as two hundred thirty (230) kv power transmission lines, natural gas transmission lines, and regional water
storage tanks and reservoirs, regional water transmission lines or regional sewer collectors and interceptors.
B. Utilities, Medium: Moderate scale facilities serving the City, including subregional switching stations (one
hundred fifteen (115) kv and smaller), and municipal sewer, water, and storm water facilities not included in a
Council-adopted utility system plan.
C. Utilities, Small: Small scale facilities serving local areas within the City, including underground power lines,
water, sewer, and storm water facilities included within a Council -adopted utility system plan, fiber optic cable,
pump stations and hydrants, switching boxes, and other structures normally found in a street right -of-way to serve
abutting properties. Facilities also include electric vehicle infrastructure located on public or private property such as
a charging station.
UTILITY STANDARDS: For purposes of the aquifer protection regulations contained in RMC 4 -3-050, Critical
Area Regulations, standard design and construction practices adopted by the Renton Water Utility.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 945/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
(Ord. 3719, 4-11-1983; Ord. 4007, 7-14-1986; Ord. 4346, 3-9-1992; Ord. 4577, 1-22-1996; Ord. 4716, 4-13-1998;
Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5450, 3-2-2009; Ord. 5650,
12-12-2011; Ord. 5676, 12-3-2012; Ord. 5869, 12-11-2017)
4-11-220 DEFINITIONS V:
VARIANCE: A grant of relief via departure from any provision of the requirements of this Title for a specific
parcel, except use, without changing the Title regulations permanently or the underlying zoning of the parcel. The
definition of variance does not include variations to provisions related to “use” including: size limits, units per
structure, or densities.
VEGETATION TYPES: Descriptive classes of the wetlands taxonomic classification system of the United States
Fish and Wildlife Service Classification of Wetlands and Deepwater Habitats of the U.S. FWS/OBS – 79/31
(Cowardin, et al., 1979).
VEHICLE:
A. Vehicle, Large: Motor vehicles including, but not limited to, trucks, recreational vehicles, buses, boats, and
heavy equipment, and similar size vehicles which have gross vehicle weights greater than ten thousand (10,000)
pounds, but excluding aircraft.
B. Vehicle, Small: Motor vehicles including, but not limited to, motorcycles, passenger cars, light trucks, vans, and
similar size vehicles which have gross vehicle weights less than ten thousand (10,000) pounds.
VEHICLE AND EQUIPMENT RENTAL, LARGE: Rental and incidental servicing of motor vehicles including
but not limited to limousines, trucks, recreational vehicles, buses, boats, and heavy equipment, and similar size
vehicles which have gross vehicle weights greater than ten thousand (10,000) pounds, but excluding airplanes or
aircraft. This use excludes small vehicle rentals, and large and small vehicle sales.
VEHICLE FUELING STATION: An establishment which supplies and dispenses motor fuels at retail as well as
ordinary accessory uses, including but not limited to retail sales of food, groceries, and auto accessories, and eating
and drinking establishments. This definition includes automotive fuel dispensing facilities as defined in the IFC.
VEHICLE RENTAL, SMALL: Rental and incidental storage and servicing of motor vehicles including but not
limited to motorcycles, passenger cars, watercraft, light trucks, vans, and similar size vehicles which have gross
vehicle weights less than ten thousand (10,000) pounds. This use excludes large vehicle rentals, and large and small
vehicle sales.
VEHICLE SALES, LARGE: Sales, leasing, and incidental servicing of motor vehicles including, but not limited
to, trucks, recreational vehicles, buses, boats, and heavy equipment, and similar size vehicles which have gross
vehicle weights greater than ten thousand (10,000) pounds, but excluding airplanes or aircraft. This use excludes
small vehicle sales, and large and small vehicle rentals.
VEHICLE SALES, SMALL: Sales, leasing and incidental servicing of motor vehicles including, but not limited
to, motorcycles, passenger cars, watercraft, light trucks, vans, boats, and similar size vehicles which have gross
vehicle weights less than ten thousand (10,000) pounds. This use excludes large vehicle sales, and large and small
vehicle rentals.
VEHICLE SERVICE AND REPAIR: Maintenance of motorized vehicles including exchange of parts, installation
of lubricants, tires, batteries, and similar vehicle accessories, minor customizing and detail operations, and body
shops, but excluding operations associated with industrial engine or transmission rebuild operations.
VEHICLE STORAGE: See STORAGE, VEHICLE.
VESSEL: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) Ships, boats,
barges, or any other floating craft which are designed and used for navigation and do not interfere with the normal
public use of the water.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 946/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
VESTING: The establishment of a date that is used to determine which development regulations the City of Renton
and the City’s Hearing Examiner will apply to the review of a valid and fully complete application or approved and
unexpired development permit.
VETERINARY OFFICES/CLINICS: A place where common household pets are given medical care and the
accessory indoor boarding of animals is limited to twenty five percent (25%) of the net floor area or no more than
five (5) days of short-term care incidental to the hospital use.
VOLCANIC HAZARDS: Volcanic hazard areas are those areas subject to a potential for inundation from post
lahar sedimentation along the lower Green River as identified in Plate II, Map D, in the report U.S. Department of
the Interior, U.S. Geological Survey (Revised 1998), Volcano Hazards from Mount Rainier, Washington. Open-File
Report 98-428.
(Ord. 4071, 6-1-1987; Ord. 4346, 3-9-1992; Ord. 4715, 4-6-1998; Amd. Ord. 4963, 5-13-2002; Ord. 5137,
4-25-2005; Ord. 5404, 7-21-2008; Ord. 5633, 10-24-2011; Ord. 5639, 12-12-2011; Ord. 5650, 12-12-2011; Ord.
5675, 12-3-2012; Ord. 5837, 6-12-2017)
4-11-230 DEFINITIONS W:
WALL PLATE: A horizontal member built into or laid along the top of a wall to support and distribute the pressure
from joists, rafters, etc.
WALL PLATE HEIGHT: The vertical distance from the grade plane of a site to the top of one or more wall plates
of a building located thereon.
WAREHOUSING: A use located wholly within a building engaged in the storage of goods and/or materials
characterized by infrequent pick-up and delivery. The definition includes data centers, but excludes bulk storage,
hazardous material storage, self-service storage, warehousing and distribution, fulfillment centers, wholesale retail,
and vehicle storage.
WAREHOUSING AND DISTRIBUTION: A use engaged in storage and distribution of manufactured products,
supplies, and equipment. This use excludes hazardous material storage, indoor storage, outdoor storage, self -service
storage, vehicle storage, and warehousing, storage, or distribution for commercial laundry operations within the
Downtown Business District.
WASTE RECYCLING AND TRANSFER FACILITIES: Facilities for the collection of solid waste for either
recycling or transfer to a landfill or disposal facility. This definition includes but is not limited to concrete and
construction material recycling operations.
WATER AUTHORITY: The City of Renton Water Utility, or any other municipal or quasi -municipal entity
distributing water to fire hydrants within the City of Renton.
WATERCOURSE: See RMC 4-6-100.
WATER-DEPENDENT USE: Referring to uses or portions of a use which cannot exist in any other location and is
dependent on the water by reason of the intrinsic nature of its operations. Examples of water -dependent uses may
include ship cargo terminal loading areas, ferry and passenger terminals, barge loading facilities, ship building and
dry docking, marinas, aquaculture, float plane facilities and sewer outfalls.
WATER-ENJOYMENT USE: Referring to a recreational use, or other use facilitating public access to the
shoreline as a primary characteristic of the use; or a use that provides for recreational use or aesthetic enjoyment of
the shoreline for a substantial number of people as a general characteristic of the use and which through the location,
design and operation assures the public’s ability to enjoy the physical and aesthetic qualities of the shoreline. In
order to qualify as a water-enjoyment use, the use must be open to the general public and the shoreline-oriented
space within the project must be devoted to the specific aspects of the use that fosters shoreline enjoyment. Primary
water-enjoyment uses may include, but are not limited to, parks, piers and other improvements facilitating public
access to the shorelines of the State; and general water -enjoyment uses may include, but are not limited to,
restaurants, museums, aquariums, scientific/ecological reserves, resorts/hotels, riverwalk developments, and
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 947/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
multiple use commercial/office/residential developments; provided, that such uses conform to the above
water-enjoyment specifications and the provisions of the Shoreline Master Program.
WATER-ORIENTED USE: “Water-oriented” refers to a use that is water-dependent, water-related,
water-enjoyment, or a combination of such uses.
WATER-RELATED USE: Referring to a use or portion of a use which is not intrinsically dependent on a
waterfront location, but whose economic viability is dependent upon a waterfront location because:
1. Of a functional requirement for a waterfront location such as the arrival or shipment of materials by water or the
need for large quantities of water; or
2. The use provides a necessary service supportive of the water -dependent commercial activities and the proximity
of the use to its customers makes its services less expensive and/or more convenient. Examples include
manufacturers of ship parts large enough that transportation becomes a significant factor in the products cost,
professional services serving primarily water-dependent activities and storage of water-transported foods.
Examples of water-related uses may include warehousing of goods transported by water, seafood processing plants,
hydroelectric generating plants, gravel storage when transported by barge, oil refineries where transport is by tanker,
and log storage.
WELL: A pit or hole dug into the earth to reach an aquifer.
WELL FIELD: An area which contains one or more wells for obtaining a potable water supply.
WELLHEAD PROTECTION AREA: See AQUIFER PROTECTION AREA.
WETLAND BUFFERS or WETLAND BUFFER ZONES: Areas that surround and protect a wetland from
adverse impacts to its functions and values. Buffers are designated areas abutting a regulated wetland which protect
the wetland from changes in the location of the wetland edge. Wetland buffers minimize the short and long term
impacts of development on properties abutting wetlands, preserve important wildlife habitat, allow for infiltration
and water quality improvement, protect buildings, roads and other infrastructure as well as property owners from
flood damage in years of high precipitation.
WETLAND CATEGORY: A classification system used for the purpose of regulating wetlands in the City. The
criteria for determining a wetland’s category are listed in RMC 4 -3-050.
WETLAND CREATION (OR ESTABLISHMENT): The manipulation of the physical, chemical, or biological
characteristics present to develop a wetland that did not previously exist on an upland or deepwater site.
Establishment results in a gain in wetland acres.
WETLAND, DISTURBED: Wetlands meeting the following criteria:
1. Are characterized by hydrologic isolation, hydrologic alterations such as diking, channelization, and/or outlet
modification; and
2. Have severe soils alterations such as the presence of large amounts of fill, soil removal and/or compaction of
soils.
WETLAND EDGE: The boundary of a wetland as delineated using the Corps of Engineers Wetlands Delineation
Manual.
WETLAND, EMERGENT: A regulated wetland with at least thirty percent (30%) of the surface area covered by
erect, rooted herbaceous vegetation as the uppermost vegetative strata.
WETLAND ENHANCEMENT: The manipulation of the physical, chemical, or biological characteristics of a
wetland (undisturbed or degraded) site to heighten, intensify, or improve specific function(s) or for a purpose such
as water quality improvement, flood water retention or wildlife habitat. Enhancement results in a change in wetland
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 948/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
function(s) and can lead to a decline in other wetland function, but does not result in a gain in wetland acres. This
term includes activities commonly associated with the terms “enhancement,” “management,” “manipulation,” and
“directed alteration.”
WETLAND, FORESTED: A vegetation community with at least twenty percent (20%) of the surface area covered
by woody vegetation (trees) greater than twenty feet (20') in height.
WETLAND, IN-KIND COMPENSATION: To replace wetlands with substitute wetlands whose characteristics
closely approximate those destroyed or degraded by a regulated activity.
WETLAND, ISOLATED: Those regulated wetlands which:
1. Are outside of and not contiguous to any one hundred (100) year floodplain of a lake, river, or stream; and
2. Have no contiguous hydric soil or hydrophytic vegetation between the wetland and any surface water.
WETLAND, OFF-SITE COMPENSATION: To replace wetlands away from the site on which a wetland has
been impacted by a regulated activity.
WETLAND, ON-SITE COMPENSATION: To replace wetlands at or adjacent to the site on which a wetland has
been impacted by a regulated activity.
WETLAND PROTECTION/MAINTENANCE: The removal of a threat to, or preventing decline of, wetland
conditions by an action in or near a wetland. Includes purchase of land or easements, repairing water control
structures or fences, or structural protection such as repairing a barrier island. This term also includes activities
commonly associated with the term “preservation.” Protection/maintenance does not result in a gain of wetland
acres or function.
WETLAND, REGULATED: See RMC 4-3-050.
WETLAND RESTORATION: The manipulation of the physical, chemical, or biological characteristics of a site
with the goal of returning natural/historic functions to former or degraded wetland. For the purpose of tracking net
gains in wetland acres, restoration is divided into:
Re-establishment: the manipulation of the physical, chemical, or biological characteristics of a site with the goal of
returning natural/historic functions to a former wetland. Re -establishment results in rebuilding a former wetland and
results in a gain in wetland acres.
Rehabilitation: the manipulation of the physical, chemical, or biological characteristics of a site with the goal of
repairing natural/historic functions of degraded wetland. Rehabilitation results in a gain in wetland function, but
does not result in a gain in wetland acres.
WETLAND, SCRUB-SHRUB: A regulated wetland with at least thirty percent (30%) of its surface area covered
by woody vegetation less than twenty feet (20') in height at the uppermost strata.
WETLANDS: Areas that are inundated or saturated by surface water or groundwater at a frequency and duration
sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted
for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. Wetlands
do not include those artificial wetlands intentionally created from nonwetland sites, including, but not limited to,
irrigation and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm
ponds, and landscape amenities, or those wetlands created after July 1, 1990, that were unintentionally created as a
result of the construction of a road, street, or highway. Wetlands include artificial wetlands created from nonwetland
areas to mitigate the conversion of wetlands.
WETLANDS, NEWLY EMERGING:
1. Wetlands occurring on top of fill materials; and
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 949/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Characterized by emergent vegetation, low plant species richness, and used minimally by wildlife. These wetlands
are generally found in the Black River Drainage Basin.
WHOLESALE RETAIL: See “Retail, Wholesale.”
WILDLIFE HABITAT: An area characterized by wildlife that forage, nest, spawn, or migrate through in search of
food or shelter.
WIRELESS COMMUNICATION FACILITIES – TERMS RELATED TO:
A. Antenna: Any system of poles, panels, rods, reflecting discs or similar devices used for the transmission or
reception of radio frequency signals.
B. Antenna, Amateur Radio (also called ham radio): A device that picks up or sends out radio frequency energy
used for purposes of private recreation, noncommercial exchange of messages, wireless experimentation,
self-training, and emergency communication. The term “amateur” is used to specify persons interested in radio
technique solely with a personal aim and without pecuniary interest, and to differentiate it from commercial
broadcasting, public safety (such as police and fire), or professional two (2) way radio services (such as maritime,
aviation, taxis, etc.).
C. Antenna Array: A group of antennas connected and arranged in a regular structure to form a single antenna that
is able to produce radiation patterns not produced by individual antennas.
D. Antenna, Panel: Transmits and receives radio frequency signals in a specific directional pattern of less than
three hundred sixty degrees (360°).
E. Antenna, Vertical Monopole Amateur Radio: A type of amateur radio device consisting of a single vertical
element constructed of wire, aluminum, or fiberglass without any attached horizontal antennas. This definition does
include associated guy wires attached not more than halfway up the monopole for anchoring purposes. This
definition does not include amateur radio antennas with any more than a single vertical element (e.g., tower or
lattice-type amateur radio antennas).
F. Base Station: A structure or equipment at a fixed location that enables FCC-licensed or authorized wireless
communications between user equipment and a communications network. The term does not encompass a tower as
defined herein nor any equipment associated with a tower. “Base station” includes, without limitation:
1. Equipment associated with wireless communications services as well as unlicensed wireless services and fixed
wireless services such as microwave backhaul.
2. Radio transceivers, antennas, coaxial or fiber -optic cable, regular and backup power supplies, and comparable
equipment, regardless of technological configuration (including distributed antenna systems (“DAS”) and small cell
networks).
3. Any structure other than a tower that, at the time the relevant application is filed (with jurisdiction) under this
Section, supports or houses equipment described in subsections F1 and 2 of this definition that has been reviewed
and approved under the applicable zoning or siting process, or under another State or local regulatory review
process, even if the structure was not built for the sole or primary purpose of providing that support.
The term does not include any structure that, at the time the relevant application is filed with the City under this
Section, does not support or house equipment described in subsections F1 and 2 of this definition.
G. Collocation: The mounting of antennas and related equipment on an existing support structure by more than one
wireless communications provider.
H. Compound: The leased or owned property upon which all elements of a WCF reside, which is demarcated with
security fencing.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 950/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
I. Eligible Facilities Request: Any request for modification of an existing tower or base station that does not
substantially change the physical dimensions of such tower or base station, involving:
1. Collocation of new transmission equipment;
2. Removal of transmission equipment; or
3. Replacement of transmission equipment.
J. Eligible Support Structure: Any tower or base station as defined in this Section; provided, that it is existing at
the time the relevant application is filed with the City.
K. Equipment Cabinet: A mounted case with a hinged door used to house equipment for utility or service
providers.
L. Equipment Shelter: A room or building used to house equipment for utility or service providers (also known as
a base station).
M. Equipment Structure: A facility, shelter, cabinet or vault used to house and protect electronic or other
associated equipment necessary for processing wireless communications signals. “Associated equipment” may
include, for example, air conditioning, backup power supplies and emergency generators.
N. FAA: The Federal Aviation Administration, which maintains stringent regulations for the siting, building,
marketing and lighting of cellular transmission antennas near airports or flight paths.
O. FCC: The Federal Communication Commission, which regulates the licensing and practice of wireless, wireline,
television, radio and other telecommunications entities.
P. Microcells: A wireless communication facility consisting of an antenna that is either:
1. Four feet (4') in height and with an area of not more than five hundred eighty (580) square inches; or
2. If a tubular antenna, no more than four inches (4") in diameter and no more than six feet (6') in length.
Q. Pole Extender: A pole extender is a device that extends a utility pole or similar structure, the material of such
structure being wood, composite, or otherwise, to the maximum height as permitted under this Title, without
requiring the entire structure to be replaced, such that a small cell wireless facility may be located at the top of said
structure and meet any required clearances as dictated by the structure owner.
R. Radome: A plastic housing sheltering the antenna assembly.
S. Related Equipment: All equipment ancillary to the transmission and reception of voice and data via radio
frequencies. Such equipment may include, but is not limited to, cable, conduit and connectors.
T. Satellite Dish: A microwave dish typically used for receiving television transmissions from at least one orbiting
satellite.
U. Service Provider: Is defined in accordance with RCW 35.99.010(6). “Service provider” shall include those
infrastructure companies that provide telecommunications services or equipment to enable the deployment of
personal wireless services.
V. Small Cell Facility: A personal wireless services facility that meets both of the following qualifications:
1. Each antenna is located inside an antenna enclosure of no more than three (3) cubic feet in volume or, in the case
of an antenna that has exposed elements, the antenna and all of its exposed elements could fit within an imaginary
enclosure of no more than three (3) cubic feet; and
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 951/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
2. Primary equipment enclosures are no larger than seventeen (17) cubic feet in volume. The following associated
equipment may be located outside the primary equipment enclosure and, if so located, are not included in the
calculation of equipment volume: electric meter, concealment, telecom demarcation box, ground -based enclosures,
battery backup power systems, grounding equipment, power transfer switch, and cutoff switch.
W. Small Cell Network: A collection of interrelated small cell facilities designed to deliver personal wireless
services.
X. Support Structure: A structure used to support wireless communication antennas and related equipment, either
as its primary use or as an accessory use. Support structures include, but are not limited to, towers, existing
buildings, water tanks, signs, and light fixtures.
Y. Tower: Any structure built for the sole or primary purpose of supporting any FCC -licensed or authorized
antennas and their associated facilities, including structures that are constructed for wireless communications
services including, but not limited to, private, broadcast, and public safety services, as well as unlicensed wireless
services and fixes wireless services such as microwave backhaul and the associated site. Types of towers include,
but are not limited to:
1. Guyed Tower: A freestanding or supported wireless communication support structure that is usually over one
hundred feet (100') tall, which consists of metal crossed strips or bars and is steadied by wire guys in a radial pattern
around the tower.
2. Lattice Tower: A self-supporting wireless communication support structure that consists of metal crossed strips
or bars to support antennas and related equipment.
3. Monopole I: A freestanding support structure less than sixty feet (60') in height, erected to support wireless
communication antennas and connecting appurtenances.
4. Monopole II: A freestanding support structure sixty feet (60') or greater in height, erected to support wireless
communication antennas and connecting appurtenances.
5. Stealth Tower: A freestanding support structure that is disguised as a natural or built object typically appearing
in the natural or urban landscape and is primarily erected to accommodate wireless communication facilities.
Examples include, but are not limited to, manmade trees, freestanding signs, flagpoles, light fixtures and clock
towers.
Z. WCF: See Wireless Communication Facility (WCF).
AA. Wireless Communication Facility (WCF): An unstaffed facility for the transmission and reception of
low-power radio signals usually consisting of an equipment shelter or cabinet(s), a support structure, antennas and
related equipment, generally contained within a compound. For purposes of this Title, a WCF includes antennas,
support structures and equipment shelters, whether separately or in combination.
BB. Wireless Communication Facility, Camouflaged: A wireless communication facility that is typically affixed
to the facade of an existing structure that was not originally constructed to be a WCF support structure (e.g., an
existing building), in a manner that integrates and disguises the WCF with the building by matching architectural
elements, colors, materials, etc.
CC. Wireless Communication Facility, Concealed: A wireless communication facility that is incorporated into an
existing structure, that was not originally constructed to be a WCF support structure (e.g., an existing building), in a
manner that completely hides the WCF within the existing structure or within an addition to the existing structure
that is architecturally compatible.
DD. Wireless Communication Facility, Temporary: A self-contained, portable telecommunications facility that
can moved to a location and set up to provide wireless services on a temporary or emergency basis. Temporary
wireless communication facilities are not deployed in a permanent manner, do not have a permanent foundation,
may be vehicle mounted, and generally contain a telescoping boom as the antenna support structure. An example of
a temporary wireless communication facility is a “cell-on-wheels” or COW.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 952/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
WRECKING YARD, AUTO: A facility for the dismantling or wrecking of used motor vehicles or trailers, or the
storage, sale, or dumping of dismantled or wrecked vehicles or their parts, including the repair of wrecked vehicles,
consistent with chapter 46.80 RCW.
(Ord. 4007, 7-14-1986; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4689, 11-24-1997; Ord. 4716, 4-13-1998;
Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005; Ord. 5241,
11-27-2006; Ord. 5633, 10-24-2011; Ord. 5639, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord.
5746, 1-12-2015; Ord. 5757, 6-1-2015; Ord. 5790, 4-25-2016; Ord. 5876, 1-22-2018; Ord. 5917, 12-10-2018; Ord.
5950, 11-25-2019; Ord. 5954, 11-18-2019; Ord. 6100, 12-5-2022)
4-11-240 DEFINITIONS X: (Reserved)
4-11-250 DEFINITIONS Y:
YARD: An open space between a building and a lot line.
YARD REQUIREMENT: An open space on a lot unoccupied by structures, unless specifically authorized
otherwise. The Planning Division shall determine the various yard requirements for uniquely shaped lots and flag
lots. (See also SETBACK.)
A. Front Yard: The yard requirement that separates the structure(s) from public right -of-way, private access
easement, or shared driveway. For through lots, corner lots, and lots without street frontage, the front yard will be
determined by the Planning Division Director.
B. Secondary Front Yard: The yard requirement for corner lots and through lots that serves as a second front yard
abutting a street right-of-way, private street, or shared driveway.
C. Rear Yard: The yard requirement opposite the front yard. Where a lot abuts an alley, the rear yard shall always
be the yard abutting the alley. 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.
Renton Municipal Code
Chapter 11 DEFINITIONS
Page 953/953
The Renton Municipal Code is current through Ordinance 6120, passed October 2, 2023.
D. Side Yard: The yard requirement which is not a front yard, a secondary front yard, or a rear yard.
(Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5702, 12-9-2013; Ord. 5727,
10-20-2014; Ord. 5798, 4-25-2016; Ord. 5841, 6-12-2017; Ord. 5867, 12-11-2017)
4-11-260 DEFINITIONS Z:
ZERO LOT LINE: A siting technique which allows single family houses to be built along one lot line.
ZIPPER LOTS: A division of property using smaller lots with offset rear lot lines to allow a usable rear yard.
ZONE: A portion of the City to which a uniform set of regulations applies controlling the types and intensities of
land uses.
ZONING, AREAWIDE: Zoning adopted for all properties within a district consistent with the Comprehensive
Plan, rather than on a lot-by-lot basis.
(Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995; Ord. 4584, 2-12-1996; Ord. 4587, 3-18-1996; Ord. 4595, 4-8-1996;
Ord. 4773, 3-22-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5450, 3-2-2009; Ord. 5519, 12-14-2009)