HomeMy WebLinkAboutFinal Agenda PacketCITY OF RENTON
AGENDA - City Council Regular Meeting
7:00 PM - Monday, June 9, 2025
Council Chambers, 7th Floor, City Hall – 1055 S. Grady Way
Please note that this regular meeting of the Renton City Council is being offered as a hybrid
meeting and can be attended in person at the Council Chambers, 7th floor of City Hall, 1055 S
Grady Way, Renton, 98057 or remotely through Zoom.
For those wishing to attend by Zoom: Please (1) click this link
https://us02web.zoom.us/j/84938072917?pwd=TUNCcnppbjNjbjNRMWpZaXk2bjJnZz09 (or
copy/paste the URL into a web browser) or (2) call-in to the Zoom meeting by dialing 253-215-
8782 and entering 849 3807 2917 Passcode 156708, or (3) call 425-430-6501 by 5 p.m. on the
day of the meeting to request an invite with a link to the meeting.
Registration for Audience Comment: Registration will be open at all times, but speakers must
register by 5 p.m. on the day of a Council meeting in order to be called upon. Anyone who
registers after 5 p.m. on the day of the Council meeting will not be called upon to speak and
will be required to re-register for the next Council meeting if they wish to speak at that next
meeting.
Request to Speak Registration Form:
o Click the link or copy/paste the following URL into your browser:
https://forms.rentonwa.gov/Forms/registertospeakform
You may also call 425-430-6501 or email counciladmin@rentonwa.gov to register.
Please provide your full name, city of residence, email address and/or phone number,
and topic in your message.
A sign-in sheet is also available for those who attend in person.
Video on Demand: Please click the following link to stream Council meetings live as they
occur, or to select previously recorded meetings:
Renton Channel 21 Video on Demand
1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE
2. ROLL CALL
3. ADMINISTRATIVE REPORT
a)Administrative Report
4. AUDIENCE COMMENTS
All remarks must be addressed to the Council as a whole, if a response is requested
please provide your name and address, including email address, to the City Clerk to
allow for
Speakers must sign-up prior to the Council meeting.
Each speaker is allowed three minutes.
When recognized, please state your name & city of residence for the record.
NOTICE to all participants: Pursuant to state law, RCW 42.17A.555, campaigning for or
against any ballot measure or candidate in City Hall and/or during any portion of the council
meeting, including the audience comment portion of the meeting, is PROHIBITED.
5. CONSENT AGENDA
The following items are distributed to Councilmembers in advance for study and review, and
the recommended actions will be accepted in a single motion. Any item may be removed for
further discussion if requested by a Councilmember.
a)Approval of Council Meeting minutes of June 2, 2025.
Council Concur
b) AB - 3853 Mayor Pavone recommends confirmation of his reappointments of Marlene
Winter and Tim Searing to the Parks Commission with terms expiring June 1, 2029.
Council Concur
c) AB - 3855 Finance Department recommends execution of the Engagement Letter with the
Office of Washington State Auditor, in an estimated amount of $112,000, for the annual
audits for fiscal year 2024.
Refer to Finance Committee
d) AB - 3856 Parks & Recreation Department recommends execution of a Professional
Services Agreement with Facet NW, Inc., in the amount of $56,065 for preliminary site
assessment and community engagement work for the Cedar River Natural Area Mountain
Bike Park project; and approval of $200,000 in additional appropriations to cover the cost
of this contract and any future amendments for design/permitting for this project.
Refer to Finance Committee
e)AB - 3847 Public Works Airport recommends execution of Addendum 10-25 to LAG-99-
002, lease with 540 Renton Hangar, LLC, which adjusts the annual lease revenue to
$58,731.75 plus leasehold excise tax, updates insurance requirements, and the lessee's
address.
Refer to Transportation (Aviation) Committee
f) AB - 3854 Public Works Transportation Systems Division recommends adoption of a
resolution authorizing the full weekend closure of the intersection of NE 44th St and Lake
Washington Blvd NE, east of I-405 to occur between July 18 - July 21, 2025, for the
purpose of lowering NE 44th St east of I-405 to its final grade and constructing a
roundabout at the intersection of NE 44th St, Lake Washington Blvd NE, and Northbound
I-405 on and off ramps.
Refer to Transportation (Aviation) Committee
g) AB - 3845 Public Works Transportation Systems Division recommends execution of
Change Order No. 41 to CAG-22-163, contractor Pivetta Brother's Construction, Inc., in
the amount of $117,000 for the relocation of signal and other junction boxes helping to
maintain clear and continuous sidewalks.
Refer to Transportation (Aviation) Committee
h) AB - 3848 Public Works Utility Systems Division recommends execution of Amendment
No. 4 to CAG-22-072, contractor WSP USA, Inc., in the amount of $479,256 for
engineering services related to the Hardie Ave SW - SW 7th St Storm System
Improvement Project - Phase 3.
Refer to Utilities Committee
6. UNFINISHED BUSINESS
Topics listed below were discussed in Council committees during the past week. Those topics
marked with an asterisk (*) may include legislation. Committee reports on any topics may be
held by the Chair if further review is necessary.
a)Committee of the Whole: 1) King County Medic One/Emergency Services Levy*
b) Community Services Committee: 1) Appointment to the Renton Municipal Arts
Commission
c)Finance Committee: 1) Vouchers; 2) RCO Grant for Panther Creek; 3) Supplement 3 with
Perteet Engineering for Rainier Avenue South Corridor Improvements Phase 4; 4) Hire
Custodian Supervisor at Step E; 5) 2712 Duvall Avenue NE Option to Purchase Agreement;
6) Amend Finance Department Reorganization; 7) Amendment 1 to CAG-24-147 for the
Department of Enterprise Services Agreement 2025-003; 8) Agreement with Schindler
Elevator Corporation dba Eltec Systems for the City Center Parking Garage Repair
d)Planning and Development Committee: 1) 2025 Mid-Year Title IV Docket #20-A*; 2)
2024 Docket Group 19B D-236A: Middle Housing Street Standards*
7. LEGISLATION
Resolution:
a)Resolution No. 4556: King County Medic One/Emergency Services Levy (See Item 6.a)
Ordinances for first reading:
a) Ordinance No. 6160: Middle Housing Code Update (D236) (Approved via 4/28/2025
Planning & Development Committee)
b) Ordinance No. 6161: Commercial to Residential Conversion (D-237) (Approved via
4/28/2025 Planning & Development Committee)
8. NEW BUSINESS
(Includes Council Committee agenda topics; visit rentonwa.gov/cityclerk for more
information.)
9. ADJOURNMENT
COMMITTEE OF THE WHOLE MEETING AGENDA
(Preceding Council Meeting)
6:00 p.m. - 7th Floor - Conferencing Center
Hearing assistance devices for use in the Council Chambers are available upon request to the City Clerk
CITY COUNCIL MEETINGS ARE TELEVISED LIVE ON GOVERNMENT ACCESS CHANNEL 21
To view Council Meetings online, please visit rentonwa.gov/councilmeetings
Mayor’s Office
Memorandum
DATE:June 5, 2025
TO:James Alberson, Jr., Council President
Members of the Renton City Council
FROM:Armondo Pavone, Mayor
Ed VanValey, Chief Administrative Officer
SUBJECT:Administrative Report
The Equity Commission will meet Tuesday, June 10 at 5:30 p.m. in the City Hall
Council Chambers. Agenda items include a review of the legislative session and
engagement plans for the Parks, Recreation, and Open Space (PROS) Plan.
The deadline to submit your feedback on the city’s first Zero Waste Plan has been
extended to July 31. Help move Renton toward achieving “zero waste” by increasing
reuse, recycling, and composting. Visit https://yourvoice.rentonwa.gov/zero-
waste-plan to view the Plan and submit feedback.
Applications are now available for the Utility Tax Rate Rebate program. Those 61 or
older and/or permanently disabled and meet other program criteria may qualify.
Visit rentonwa.gov/utility billing or stop by the Renton City Hall lobby to pick up an
application. Applications will be accepted until June 15.
Information about preventative street maintenance, traffic impact projects, and
road closures happening this week can be found at http://rentonwa.gov/traffic. All
projects are weather permitting and unless otherwise noted, streets will always
remain open.
Tuesday, June 10, 7:00am-4:00pm. Westbound lane closure at 108-110 Bronson Way N
for asphalt repair by City crews, weather permitting. Questions may be directed to City
Shops, 425-430-7400.
Monday, June 9 through Friday, June 13, 8:00am-3:00pm. Intermittent lane closure on
Burnett Ave S from the Cedar River to S 2nd Street for construction work. Approved traffic
control plans were issued and will be followed. Questions may be directed to Rob
Blackburn, 206-379-1489.
Wednesday, June 11, 7:00am-4:00pm. Northbound lane closure at 4242 East Valley Ed
for asphalt repairs by City crews, weather permitting. Questions may be directed to City
Shops, 425-430-7400.
Thursday, June 12, 7:00am-4:00pm. Intermittent lane closure at 3925 Lincoln Ave NE
for asphalt repairs by City crews, weather permitting. Questions may be directed to City
Shops, 425-430-7400.
AGENDA ITEM #3. a)
James Alberson, Jr., Council President
Members of the Renton City Council
Page 2 of 2
June 5, 2025
Monday, June 9 through Friday, June 13, 8:00am-3:00pm. Intermittent lane closure on
Rainier Ave N between S 3rd St and Airport Way for construction work. Approved traffic
control plans were issued for all work and will be followed. Questions may be directed to
Joe Nerlfi, 425-757-9657.
Monday, June 9 through Friday, June 13, 8:00am-3:00pm. Shifting lane closures both
east and west on NE Sunset Blvd between Redmond Pl NE to Union Ave NE for utility
installation and frontage improvements. Approved traffic control plans were issued for
all work and will be followed. Questions may be directed to Brad Stocco, 425-282-2373.
Monday, June 9 through Friday, June 13, 8:00am-3:00pm. Intermittent lane closure on
Williams Ave S from the Cedar River to S 2nd Street for construction work. Approved traffic
control plans were issued for all work and will be followed. Questions may be directed to
Rob Blackburn, 206-379-1489.
AGENDA ITEM #3. a)
June 2, 2025 REGULAR COUNCIL MEETING MINUTES
CITY OF RENTON
MINUTES - City Council Regular Meeting
7:00 PM - Monday, June 2, 2025
Council Chambers, 7th Floor, City Hall – 1055 S. Grady Way
CALL TO ORDER AND PLEDGE OF ALLEGIANCE
Mayor Pavone called the meeting of the Renton City Council to order at 7:00 PM and led the
Pledge of Allegiance.
ROLL CALL
Councilmembers Present:
James Alberson, Jr., Council President
Carmen Rivera, Council Position No. 2
Valerie O'Halloran, Council Position No. 3
Ryan McIrvin, Council Position No. 4
Ruth Pérez, Council Position No. 6
Kim-Khánh V n, Council Position No. 7
Councilmembers Absent:
Ed Prince, Council Position No. 5
MOVED BY ALBERSON, SECONDED BY PÉREZ, COUNCIL EXCUSE ABSENT
COUNCILMEMBER PRINCE. CARRIED.
ADMINISTRATIVE STAFF PRESENT
Armondo Pavone, Mayor
Kristi Rowland, Chief Administrative Officer
Shane Moloney, City Attorney
Jason Seth, City Clerk
Young Yoon, IT Director
Eric Perry, Government Affairs Manager
Commander Susan Hassinger, Police Department
Attended Remotely:
Judith Subia, Chief of Staff
Gina Estep, Community & Economic Development Administrator
Martin Pastucha, Public Works Administrator
Ron Straka, Public Works Utility Systems Director
AGENDA ITEM #5. a)
June 2, 2025 REGULAR COUNCIL MEETING MINUTES
PROCLAMATION
a) LGBTQIA+ Pride Month - June 2025: A proclamation by Mayor Pavone was read declaring
June 2025 as LGBTQIA+ Pride Month in the City of Renton and encouraging all residents to
join in this special observance recognizing and celebrating the contributions of the LGBTQIA+
individuals in our community. Winter Cashman, on behalf of Renton Pride, accepted the
proclamation with appreciation.
MOVED BY RIVERA, SECONDED BY MCIRVIN, COUNCIL ADOPT THE
PROCLAMATION AS READ. CARRIED.
ADMINISTRATIVE REPORT
Deputy CAO Kristi Rowland reviewed a written administrative report summarizing the City’s
recent progress towards goals and work programs adopted as part of its business plan for
2025 and beyond. Items noted were:
Renton’s Community and Economic Development Department was recently awarded
a Vision 2050 Award for its Scope of Environmental Impact Statement Rainier/Grady
Junction Planned Action by the Puget Sound Regional Council.
Get ready to kick off the 24th season of the Renton Farmers Market Tuesday, June 2,
3-7 p.m. The Market is moving to a new temporary location, one block up to Williams
Avenue South between South 2nd Street and South 3rd Street. Enjoy fun for the
whole family with kids’ activities, live music, and over 60 vendors offering Washington
grown produce, honey, meats, cheeses, baked goods, flowers, and crafts. Free
parking is available at the City Center Parking Garage (enter at 655 South 2nd Street).
The Market runs every Tuesday, rain or shine through September 30. We can’t wait to
welcome everyone for a fresh season full of local flavor. For more information visit
www.rentonfarmersmarket.com or find us on Facebook and Instagram.
Recycle your mattresses, box springs, cardboard, and Styrofoam Saturday, June 7. The
event takes place in the Renton Technical College parking lot (NE 6th Place and
Monroe Avenue NE) between 10 a.m.-2 p.m. For more information visit
www.rentonwa.gov/recycleevents.
The Public Works Department’s Sustainability and Solid Waste Division has developed
the city’s first Zero Waste Plan. Help move Renton toward achieving “zero waste” by
increasing reuse, recycling, and composting. Visit
https://yourvoice.rentonwa.gov/zero-waste-plan to view the Plan and submit your
feedback before June 30.
Applications are now available for the Utility Tax Rate Rebate program. Those 61 or
older and/or permanently disabled and meet other program criteria may qualify. Visit
rentonwa.gov/utility billing or stop by the Renton City Hall lobby to pick up an
application. Applications will be accepted until June 15.
Preventative street maintenance will continue to impact traffic and result in
occasional street closures.
AUDIENCE COMMENTS
Sharon Bolstad, Renton, questioned the placement of a bus stop at Logan Ave N and
N 3rd St. She explained that there are traffic issues at that location. She also stated
AGENDA ITEM #5. a)
June 2, 2025 REGULAR COUNCIL MEETING MINUTES
that the funds to build the pavilion center for the upcoming soccer tournament
should have been used for traffic calming measures.
Ian Taylor, Renton, submitted a document outlining the timing of his attempt to have
the city issue a proclamation for Gun Violence Awareness Month. He questioned why
it took over a month to get a rejection notice. Mayor Pavone noted that the issue will
be reviewed, and he will receive a response from staff.
John Houston, Renton, explained that his family's property was taken through
eminent domain and was eventually sold by the Renton School District because it was
not used as intended. He noted that his family was not compensated fairly by the
school district and that a new state law was passed to protect families from this type
of issue in the future. He also expressed disappointment that the city did not do more
to assist families affected by the Renton School District's use of eminent domain to
expand the Renton High School campus.
Tristan Kochen, Renton, offered a solution for the traffic issues occurring at the
intersections of Park Ave N and N 3rd St/N 4th St. He explained how an "all-way
crossing" worked and stated that this could improve safety at these intersections. He
also stated that right turns on a red light should be banned in these locations.
James Houston, Bremerton, stated he is John Houston's brother and recounted
several racist incidents his family endured during his childhood living in Renton. He
accused of the Renton School District of hoodwinking his parents into selling their
family farm. He remarked that the City should have done more to keep this from
happening then and should be doing more to keep this from happening now.
Art Jenkins, Renton, submitted several documents highlighting issues he is having
with a nuisance neighbor. He urged city officials to assist him, noting that the
nuisance neighbor is violating several city ordinances.
CONSENT AGENDA
The following items are distributed to Councilmembers in advance for study and review, and the
recommended actions will be accepted in a single motion. Any item may be removed for further
discussion if requested by a Councilmember.
a) Approval of Council Meeting minutes of May 19, 2025. Council Concur.
b) AB - 3844 Mayor Pavone recommended confirmation of his reappointments of the following
individuals to the Renton Municipal Arts Commission: Susan Jessick with a term expiring
December 31, 2026; and Brianna Burroughs, Duffy Delgado and Evelyn Reingold with terms
expiring December 31, 2027. Council Concur.
c) AB - 3839 Mayor Pavone recommended confirmation of his appointments of the following
individuals to the Renton Municipal Arts Commission: Sujata Acharya and Brook Ciquera for
terms expiring December 31, 2027; and Alycia Ruiz for a term expiring December 31, 2028.
Refer to Community Services Committee.
d) AB - 3850 Community & Economic Development Department submitted additional items for
the 2025 Title IV Docket #20. These items will be reviewed by the Planning Commission which
will present code revisions to Council. Refer to Planning & Development Committee.
AGENDA ITEM #5. a)
June 2, 2025 REGULAR COUNCIL MEETING MINUTES
e) AB - 3825 Executive Services Department recommended adoption of a resolution supporting
the placement of the 2026-2031 countywide Medic One/Emergency Medical Services Levy
proposal on the November 2025 ballot.Refer to Committee of the Whole.
f) AB - 3849 Finance Department submitted an amended reorganization request to convert a
Senior Finance Analyst (M25 step C) to Financial Operations Supervisor (M27 step D) effective
June 16, 2025. The additional cost is approximately $12,000 over the biennium and will be
absorbed by the department's current budget.Refer to Finance Committee.
g) AB - 3836 Parks & Recreation Department recommended approval of an Option to Purchase
Agreement with R. and L. Cook, for 2712 Duvall Ave NE, in the amount of $2,000 to expand a
key portion of the planned Northeast Renton Park.Refer to Finance Committee.
h) AB - 3851 Public Works Facilities Division recommended execution of Amendment No. 1 to
CAG-23-147, contractor Washington State Department of Enterprise Services, in the amount
of $2,958,967 to complete the McKinstry Energy Services Company Phase 4 Energy Efficiency
Upgrades project; and requests approval of additional appropriations of $1,440,442 to cover
the budget gap.Refer to Finance Committee.
i) AB - 3852 Public Works Facilities Division recommended execution of an agreement with
Schindler Elevator, doing business as (DBA) Eltec Systems, in the amount of $82,132.32 for the
repair of elevator car number two at the City Center Parking Garage which was damaged by
arson; and approval of additional appropriations of $42,044.24 to cover the budget gap. Refer
to Finance Committee.
j) AB - 3842 Public Works Utility Systems Division reported bid opening on May 8, 2025, for
CAG-25-090 Sanitary Sewer Replacement Project Phase 2, and recommends awarding the
contract to the lowest responsible and responsive bidder, Northwest Cascade, Inc., in the
amount of $2,855,293.08.Council Concur.
k) AB - 3846 Public Works Utility Systems Division recommends execution of the Agreement on
the Temporary Transfer of Sewer Service Area, with Skyway Water and Sewer District, for the
purpose of serving two properties located at 12804 and 12836 80th Ave S which are within
the city's wastewater service area but outside current city limits. Refer to Utilities
Committee.
MOVED BY ALBERSON, SECONDED BY PÉREZ, COUNCIL ADOPT THE CONSENT
AGENDA AS PUBLISHED CARRIED.
UNFINISHED BUSINESS
Topics listed below were discussed in Council committees during the past week. Those topics marked
with an asterisk (*) may include legislation. Committee reports on any topics may be held by the Chair if
further review is necessary.
a) Transportation Committee: Chair McIrvin presented a report recommending concurrence in the
staff recommendation to adopt the resolution authorizing the full weekend closure of NE 44th
Street between North 43rd Street and I-405 to occur between June 6-9, 2025, for the purpose of
lowering NE 44th Street to its final elevation west of I-405.
MOVED BY MCIRVIN, SECONDED BY PÉREZ, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
AGENDA ITEM #5. a)
June 2, 2025 REGULAR COUNCIL MEETING MINUTES
b) Transportation Committee: Chair McIrvin presented a report recommending concurrence in the
staff recommendation to approve the full closure of Burnett Avenue South and Smithers Avenue
South for up to 3 weeks starting June 3, 2025, as part of the South 7th Street Corridor
Improvements Project.
MOVED BY MCIRVIN, SECONDED BY PÉREZ, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
LEGISLATION
Resolutions:
a) Resolution No. 4554: A resolution of the City of Renton, Washington, authorizing temporary full street
weekend closure of NE 44th St between N 43rd St and I-405 off ramp.
MOVED BY MCIRVIN, SECONDED BY PÉREZ, COUNCIL ADOPT THE RESOLUTION AS
READ. CARRIED.
b) Resolution No. 4555: A Resolution of the City of Renton, Washington, authorizing temporary
intermittent full street closure of Burnett Ave S and Smithers Ave S.
MOVED BY MCIRVIN, SECONDED BY PÉREZ, COUNCIL ADOPT THE RESOLUTION AS
READ. CARRIED.
NEW BUSINESS
(Includes Council Committee agenda topics; visit rentonwa.gov/cityclerk for more information.)
ADJOURNMENT
MOVED BY ALBERSON, SECONDED BY MCIRVIN, COUNCIL ADJOURN. CARRIED.
TIME: 7:40 PM
Jason A. Seth, MMC, City Clerk
Jason Seth, Recorder
02 Jun 2025
AGENDA ITEM #5. a)
Council Committee Meeting Calendar
June 2, 2025
June 9, 2025
Monday
2:30 p.m.Community Services Committee, Chair O’Halloran
Location: Council Conference Room/Videoconference
1. Appointment to the Renton Municipal Arts Commission
2. Maplewood Park PlaygroundUpdate
3. Aquatics Season Update
4. Emerging Issues
3:30 p.m.Finance Committee, Chair Pérez
Location: Council Conference Room/Videoconference
1. RCO Grant for Panther Creek
2. Supplement 3 with Perteet Engineering for Rainier Avenue South
Corridor Improvements Phase 4
3. Hire Custodian Supervisor at Step E
4. 2712 Duvall Avenue NE Option to Purchase Agreement
5. Amend Finance Department Reorganization
6. Amendment 1 to CAG-24-147forthe Department of Enterprise Services
Agreement 2025-003
7. Agreement with Schindler Elevator Corporation dba Eltec Systems for
the City Center Parking Garage Repair
8. Vouchers
9. Emerging Issues
5:00 p.m.Planning and Development Committee, Chair Prince
Location: Council Conference Room/Videoconference
1. 2025 Mid-Year Title IV Docket #20-A
2. Deliberations LUA-24-000184: 2024 Docket Group 19B D-236A: Middle
Housing Street Standards Update, ECF
3. 2025 Docket 20 Group A Briefing
a. D-239: Co-living
b. D-240: Impact Fees Related to Vacant Buildings
c. #-241: Commercial Neighborhood and corner
Stores/Commercial Uses in Residential Areas
4. Emerging Issues in CED
6:00 p.m.Committee of the Whole, Chair Alberson
Location: Conferencing Center
1. King County Medic One/Emergency Services Levy
7:00 p.m.Council Meeting
Location: Council Chambers/Videoconference
AGENDA ITEM #5. a)
AB - 3853
City Council Regular Meeting - 09 Jun 2025
SUBJECT/TITLE:Reappointments to the Parks Commission
RECOMMENDED ACTION: Council Concur
DEPARTMENT: Mayor Pavone
STAFF CONTACT: Linda Moschetti-Newing, Executive Assistant
EXT.: 6520
FISCAL IMPACT SUMMARY:
Reappointments to the Parks Commission has no fiscal impact.
SUMMARY OF ACTION:
Mayor Pavone is recommending the following reappointments to the Parks Commission.
Marlene Winter was initially appointed in 2011 and has served on the Commission for 14 years. Ms. Winter
has contributed significantly to Commission discussions advocating for additional recreational opportunities
and amenities. She has previously served as Commission Chair and often represents the Commission at events
throughout our community. Ms. Winter's new term will expire June 1, 2029.
Tim Searing is one of our longest serving members and was originally appointed in 1994. Mr. Searing has
previously served as Commission Chair. He is well-connected to others in the community and has a strong
commitment to develop new park amenities and opportunities, as well as advocating for safety. He frequently
represents the Commission at community events and provides a wealth of knowledge he willingly shares with
the public. Mr. Searing's new term will expire June 1, 2029.
EXHIBITS:
A. Recommendation Memo
STAFF RECOMMENDATION:
Confirm the reappointments of Marlene Winter and Tim Searing to the Parks Commission with terms expiring
June 1, 2029.
AGENDA ITEM #5. b)
DATE: May 21, 2025
TO: Armondo Pavone, Mayor
CC: Jennifer Spencer, Recreation & Human Services Director
Trey Tandecki, Administrative Assistant to Parks & Recreation
FROM: Maryjane Van Cleave, Parks & Recreation Administrator
SUBJECT: Reappointment of Park Commissioners
I, along with Parks & Recreation staff, respectfully request your consideration in
recommending to the City Council the reappointment of Marlene Winter and Tim
Searing to the Parks Commission for another 4-year term. These new terms would
be set to expire on June 1, 2029, if reappointed.
Both Marlene and Tim have been dedicated, active members of the Commission,
including serving as Board Chair. They regularly represent the Commission at city
events and contribute meaningfully through subcommittees. Tim was originally
appointed in 1994, and Marlene originally in 2011. Their consistent advocacy for
park amenities, safety, and recreational opportunities makes them invaluable to the
Commission, staff, and community.
We appreciate their willingness to continue serving and supporting Rentons parks,
trails, open space, and recreation programs.
AGENDA ITEM #5. b)
Addressee Name
Page 2 of 3
May 27, 2025
AGENDA ITEM #5. b)
Addressee Name
Page 3 of 3
May 27, 2025
AGENDA ITEM #5. b)
AB - 3855
City Council Regular Meeting - 09 Jun 2025
SUBJECT/TITLE:2024 Audit Engagement Letter with the Office of Washington State
Auditor
RECOMMENDED ACTION: Refer to Finance Committee
DEPARTMENT: Finance Department
STAFF CONTACT: Ariel Llorach, Senior Finance Analyst
EXT.: 6925
FISCAL IMPACT SUMMARY:
Audit costs are estimated to be $112,000. There is sufficient budget available to cover these costs.
SUMMARY OF ACTION:
The SAO performs audits of local and state agencies in Washington and performs an annual audit of the city as
required by legislation. The annual audit scope of the city includes:
Financial statement audit – auditors provide an opinion on the city’s financial statements on whether
those statements are presented fairly, in all material respects, in accordance with the applicable
reporting framework.
Annual Comprehensive Financial Report letter – the letter is for the Governmental Finance Officer’s
Association (GFOA) Certificate of Achievement for Excellence in Financial Reporting (ACFR) program.
Auditors perform additional procedures and provide their financial statement opinion letter form to be
included in the ACFR submission to GFOA.
Federal grant compliance audit – this audit is required by federal law when local governments spend
$750,000 or more annual in federal financial assistance. Auditors provide an opinion on compliance
with federal requirements that could have direct and material effect on the city’s major federal
programs.
Accountability audit – auditors examine the management, use, and safeguarding of public resources to
ensure there is protection from misuse and misappropriation. The accountability audit will be under a
separate engagement letter.
EXHIBITS:
A. Issue Paper
B. Engagement Letter
STAFF RECOMMENDATION:
Staff recommends Council authorize the execution of the engagement letter for the annual audits for fiscal
year 2024.
AGENDA ITEM #5. c)
DATE: June 2, 2025
TO: James Alberson, Jr., Council President
Members of Renton City Council
VIA: Armondo Pavone, Mayor
FROM: Kari Roller, Administrator
STAFF CONTACT: Ariel Llorach, Senior Finance Analyst
SUBJECT: 2024 Audit Engagement Letter with the Office of
Washington State Auditor
ISSUE
An executed engagement letter is requested with the Office of Washington State
Auditor (SAO) to conduct the fiscal year 2024 financial statement audit, review to issue
the annual comprehensive financial report letter, and federal grant compliance audits.
RECOMMENDATION
Staff recommends Council authorize the execution of the engagement letter for SAO to
perform the annual financial statement audit, review to issue the annual
comprehensive financial report letter, and federal grant compliance audit for fiscal year
2024.
OVERVIEW
The SAO performs audits of local and state agencies in Washington and performs an
annual audit of the city as required by legislation. The annual audit scope of the city
includes:
Financial statement audit – auditors provide an opinion on the city’s financial
statements on whether those statements are presented fairly, in all material
respects, in accordance with the applicable reporting framework.
Annual Comprehensive Financial Report letter – the letter is for the
Governmental Finance Officer’s Association (GFOA) Certificate of Achievement
for Excellence in Financial Reporting (ACFR) program. Auditors perform
additional procedures and provide their financial statement opinion letter form
to be included in the ACFR submission to GFOA.
Federal grant compliance audit – this audit is required by federal law when
local governments spend $750,000 or more annual in federal financial
assistance. Auditors provide an opinion on compliance with federal
AGENDA ITEM #5. c)
James Alberson, Jr., Council President
Members of Renton City Council
Page 2 of 2
June 4, 2025
requirements that could have direct and material effect on the city’s major
federal programs.
Accountability audit – auditors examine the management, use, and
safeguarding of public resources to ensure there is protection from misuse and
misappropriation.
The accountability audit will be under a separate engagement letter.
FISCAL IMPACT
Audit costs for the financial statement audit, review to issue the annual comprehensive
financial report letter, and federal grant compliance audit are estimated to be
$112,000. There is sufficient budget available to cover these costs.
CONCLUSION
The Office of Washington State Auditor performs annual audits on the city’s financial
statements and federal compliance, and procedures for managing, using, and
safeguarding public resources. The Audit Engagement Letter outlines the scope of the
audit and responsibilities for each party. Staff recommends execution of the
engagement letter for the annual financial statement audit, review to issue the annual
comprehensive financial report letter, and federal grant compliance audit audits for
fiscal year 2024.
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AB - 3856
City Council Regular Meeting - 09 Jun 2025
SUBJECT/TITLE:Agreement with Facet NW, Inc. for Cedar River Natural Area
Mountain Bike Park Project
RECOMMENDED ACTION: Refer to Finance Committee
DEPARTMENT: Parks & Recreation Department
STAFF CONTACT: Betsy Severtsen, Capital Projects Manager
EXT.: 6611
FISCAL IMPACT SUMMARY:
Facet NW's first phase site assessment and community engagement contract is for $56,065.00 for work this
spring through early summer. A contract amendment for more detailed design and preliminary permitting is
anticipated in late summer. Parks and Recreation Department requests an additional budget appropriations in
the amount of $200,000.00 within account 316.332009.020.594.76.63.000 PATHWAY SIDEWALK PATIO
BOARDWALK REPLACE, which will be included in the Q2 2025 budget adjustment.
SUMMARY OF ACTION:
Facet NW, Inc. in partnership with Evergreen Mountain Bike Alliance was selected to support planning and
design services for the Cedar River Natural Area Mountain Bike Park Project. The City wishes to enhance the
Cedar River Natural Area by evaluating the feasibility of expanding public amenities including mountain bike
and/or multi-use trails, a parking lot, a bike skills course area, native plant restoration, and other associated
features. This scope includes the initial phase of work to determine the environmental conditions and permit
feasibility for such improvements. In addition, the City wishes to develop an engagement plan to ensure the
community has the opportunity to provide input in the creation of this public space.
Facet NW's first phase site assessment and community engagement contract is for $56,065.00 for work this
spring through early summer. A contract amendment for more detailed design and preliminary permitting is
anticipated in late summer. The goal of this early phase of work is to complete the feasibility and early
design/permitting steps in time to submit funding applications in spring of 2026.
Since the project does not have budget allocated, the Parks and Recreation Department is requesting a budget
appropriation in the amount of $200,000.00 within account 316.332009.020.594.76.63.000 PATHWAY
SIDEWALK PATIO BOARDWALK REPLACE, which will be included in the 2025 2nd Quarter budget adjustment.
EXHIBITS:
A. Professional Services Agreement
B.Preliminary Plan
STAFF RECOMMENDATION:
Authorize the Mayor and City Clerk to execute a Professional Services Agreement with Facet NW, Inc. in the
amount of $56,065.00 for preliminary site assessment and community engagement scope. Approve budget
appropriation in the amount of $200,000 to cover this contract and a future contract amendment for
design/permitting.
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Formerly DCG/Watershed
SEATTLE | KIRKLAND | MOUNT VERNON | WHIDBEY ISLAND | FEDERAL WAY | SPOKANE
facetnw.com
April 18, 2025
Betsy Severtsen
Capital Projects Manager
Email: bsevertsen@rentonwa.gov
Phone: (425) 430-6611
Proposal for Environmental Consulting, Trail Design, and
Landscape Architecture Services: Project Pre-Design and Planning
Facet Reference: 2503.0507.00
Dear Betsy:
We are pleased to submit a proposal for Environmental Consulting, Trail Design, and Landscape
Architecture services to support the City of Renton’s (City) efforts in enhancing the Cedar River Natural
Area. In this proposal we have summarized the project understanding, Facet’s scope of work including
tasks and deliverables, assumptions, schedule, and fees. This proposal describes the first phase of the
project: Project Pre-Design and Planning. Upon completion of this phase the project will be poised for
the next phase of Design Development and Permitting, and the final phase of Construction
Documentation and Implementation.
PROJECT UNDERSTANDING
We understand that the City wishes to enhance the Cedar River Natural Area by evaluating the
feasibility of expanding public amenities and improvements. These include amenities and
improvements such as mountain bike and/or multi-use trails, a parking lot, a bike skills course area,
native plant restoration, and other associated features. This scope includes the initial phase of work to
determine the environmental conditions and permit feasibility for such improvements. In addition, we
understand that the City wishes to develop a community engagement plan to ensure that the
community has the opportunity to provide input and engage in the creation of this public space. Based
on the understanding that the City’s long-term goal is to submit for RCO funding in early 2026, this
phase of work is proposed to be completed by September 2025 to stay on track to develop design
plans in time to submit for funding.
SCOPE OF SERVICES
Task 1: Project Management $1,865
Facet will provide project management services for the duration of the project, which is expected to be
5 months. These services include scheduling, communication and coordination, managing workflow
and providing project administration, tracking, documentation, accounting, and invoicing associated
with this project.
AGENDA ITEM #5. d)
CITY OF RENTON/RENTON CEDAR RIVER MOUNTAIN BIKE PARK
PROPOSAL FOR SERVICES / 2
Assumptions
Invoices will be provided on a monthly basis.
Project duration will be five (5) months, and work will conclude in September 2025.
Deliverables
Monthly invoicing and reporting (5 months)
Task 2: City Coordination $4,290
Facet and its sub-consultants will coordinate with the City regarding the following tasks included in the
scope of work for the duration of this project. These services include monthly coordination calls or
meetings with the City and responding to City needs. Up to 10 hours of City coordination are included.
Assumptions
One kick-off meeting with City, Facet team members, and its subconsultants is included.
Monthly coordination meetings will be scheduled by Facet and held virtually via MS Teams.
Project duration will be five (5) months, and work will conclude in September 2025.
Deliverables
Five (5) monthly coordination meetings with the City’s PM and Facet PM.
Task 3: Community Outreach $11,320
Facet will consult with City staff to develop a Community Engagement Plan (CEP) and schedule that
establishes the strategy for community engagement throughout the project, including how, who,
when, and what messages will be communicated. The CEP will be a written document with an outline of
activities and proposed timeline spanning the duration of the project. This will include outreach
content creation and development. The following outreach activities may include:
In-person design workshop or meeting open to the public
In-person design workshop or meeting with a focus group of community members
Online project website content available to the public
Online survey open to the public
Presentations to City governing bodies, commissions or councils
Facet’s role will primarily be to contribute to the outreach effort by producing event materials,
including survey materials. We will also be available to review content such as flyers, website updates,
and other materials as needed.
Assumptions
If outreach includes design workshops, Facet’s role would be to facilitate any workshops in-
person to engage the community.
Facet’s role during community meetings would be to focus on soliciting and recording
community feedback prompted using outreach materials created and presented by Facet.
AGENDA ITEM #5. d)
CITY OF RENTON/RENTON CEDAR RIVER MOUNTAIN BIKE PARK
PROPOSAL FOR SERVICES / 3
The City role would be to manage all meeting logistics and coordination, including securing
the meeting location, publishing outreach materials, mailing, and public noticing, as well as
Tribal coordination.
The City will host and manage online website content and online surveys on their existing
platform. Both the City and Facet will create content. More details will be determined during
the development of the outreach plan with the goal of a diverse plan that is within the pre-
determined budget.
Facet’s role during presentations would be to attend in person and present project updates
such as findings and recommendations, as well as answer technical questions.
Deliverables
Community Engagement Plan
Visuals to facilitate engagement within the pre-determined budget.
Online survey content
Additional content review to support a website, or presentation as determined when
developing the engagement plan.
Up to four working meetings with the project team and the City included for review and
debrief of outreach efforts.
Attendance at events or presentations as determined by the Community Engagement Plan and
within the pre-determined budget.
Task 4: Site Reconnaissance, Analysis and Permit Feasibility Review $23,705
Facet team members and subconsultants will visit the site to conduct a thorough site reconnaissance
and assessment of public access opportunities and constraints, including environmental constraints.
These findings will be supplemented by available reports and GIS data provided by the City. Facet will
review local, state, and federal permitting implications as well as evaluate feasibility of potential
proposed programming. Finally, Facet will work with the City and additional sub-consultants as needed
to anticipate or address comments regarding cultural resources along the shoreline. Screening areas
within Cedar River Natural Area totaling approximately 120-acres, are depicted in the sketch below.
AGENDA ITEM #5. d)
CITY OF RENTON/RENTON CEDAR RIVER MOUNTAIN BIKE PARK
PROPOSAL FOR SERVICES / 4
This reconnaissance and analysis will approximate presence or absence of the following features on a
broad- scale within the project area:
Wetland features and stream features (wetland determination methodology will be consistent
with the definition(s) and requirements of local, state, and federal regulators).
Invasive weed problem areas and restoration opportunities within critical areas and associated
buffers
Shoreline restoration opportunities
Areas of unique vegetation to preserve
Steep slopes
Desktop study of soils and feasibility of stormwater infiltration and parking structure
construction options
Other site constraints and opportunities
Assumptions
Facet will utilize online public data in addition to on-site observations
Wetland rating forms and figures will not be provided; wetland categories and buffer widths
will be estimated.
No survey is included in this scope of work
Deliverables
Preliminary Site Analysis Map - Field sketch indicating approximate size and location of items
noted above.
AGENDA ITEM #5. d)
CITY OF RENTON/RENTON CEDAR RIVER MOUNTAIN BIKE PARK
PROPOSAL FOR SERVICES / 5
Preliminary Site Analysis Summary – Technical memo that briefly summarizes our findings and
regulatory implications, including estimated wetland categories and buffer widths
Task 5: Park Programming Analysis $9,920
Based on the findings of Task 4 and City and community input to date, a framework for potential
programs and park features will be presented to the community for input. Programs and park features
will be presented as stand-alone elements and not in specific locations. Feedback from the community
will then be aligned with site-specific feasibility to propose recommendations for program
implementation and design development for the next phase of the project. These recommendations
will be presented in a schematic diagram of recommended features and general locations.
Assumptions
Visuals and diagrams will show features and trail areas in zones or as standalone elements, not
in specific locations or alignments
Deliverables
Schematic diagram showing zones and the community supported features that are feasible in
each zone
Memo summarizing findings and recommendations including additional studies needed to
move forward with the design development phase.
Task 6: City Maintenance Building Coordination Contingency $4,965
Up to 20 hours, as needed, of coordination and communication with City and other stakeholders to
discuss the incorporation of a City maintenance building on site is included. Design, environmental,
permitting, civil engineering or other in-house expertise can be provided.
GENERAL PROJECT ASSUMPTIONS
The following assumptions apply:
1. This proposal includes general coordination with the project team via email and phone. In-
person meetings with the project team and/or jurisdictional agencies are not included.
2. The above-described deliverables will be provided in PDF format. If hardcopies or large format
plotting is requested, copies will be billed at standard in-house rates beyond the quoted price
above. Electronic copies of the project specific site plan may be requested upon acceptance of
our standard disclaimer. Proprietary design and construction details are not a part of this
project deliverable.
3. Time may be transferred from one task to another due to greater or lesser level of effort,
provided that each task shall be completed and the total budget shall not be exceeded.
4. Unless noted otherwise, this proposal is written based upon the codes and regulations in effect
at the time of writing. Work that may become necessary as a result of updated or new
regulations is not included in this proposal.
AGENDA ITEM #5. d)
CITY OF RENTON/RENTON CEDAR RIVER MOUNTAIN BIKE PARK
PROPOSAL FOR SERVICES / 6
5. Access permission and chaperone for the subject property/study area will be arranged by the
client.
6. Fieldwork activities may be rescheduled if travel, weather, or site conditions present an
unacceptable safety risk (e.g., high winds, snow, ice, smoke, etc.).
7. Estimates of wetlands and stream presence/absence, boundaries and buffers will be based on
our good-faith interpretation of site conditions and relevant regulatory requirements. Final
regulatory outcomes are based on interpretations of agency staff, which cannot be fully
predicted, and which may therefore differ from our findings.
8. Unless specifically outlined in the Scope of Services as a separate task, the waterward edge of
lake fringe wetlands will not be delineated. Good faith estimates of waterward edges and
wetland size may be reported based on aerial photos, available bathymetry and property
access. However, variability/seasonality and disturbance in aquatic vegetation, in-water access
and private property access may limit the accuracy of such estimates.
9. This proposal does not include a Level 2 or Level 3 arborist assessment, wetland delineation, or
a Professional Land Survey.
10. This proposal does not include any permit submittals or permit fees.
11. Work does not include delineation of geotechnical areas. Facet does not provide geotechnical
services. Should geotechnical evaluation be necessary, a qualified geotechnical professional
should be consulted.
ADDITIONAL SERVICES
The work noted above is for a one-time performance only. Additional work, meeting times beyond the
contract limit or redesign occasioned by others shall constitute change of scope and fee and are to be
reimbursed on an hourly basis at the rates specified on the attached rate sheet /Fee Estimate
(Attachment 1). Additional services shall not be performed without prior client notification.
SCHEDULE
Facet will begin work following authorization to proceed.
PAYMENT
The cost of work shall be billed by task per the table below. We invoice monthly and accept payment
by check, credit card or Automated Clearing House (ACH). Please refer to our website for details on
electronic payments.
Task 1—Project Management T&M, NTE $1,865
Task 2—City Coordination T&M, NTE $4,290
Task 3—Community Engagement Fixed Fee $11,320
Task 4— Site Reconnaissance, Analysis and Permit Feasibility Review Fixed Fee $23,705
Task 5—Park Programming Analysis Fixed Fee $9,920
Task 6—City Maintenance Building Coordination Contingency T&M, NTE $4,965
Total Fee:$56,065
AGENDA ITEM #5. d)
CITY OF RENTON/RENTON CEDAR RIVER MOUNTAIN BIKE PARK
PROPOSAL FOR SERVICES / 7
TERMS AND CONDITIONS
The terms and conditions of this proposal are attached. Acknowledgement of these terms shall be
indicated by signature of this proposal.
Please sign below and return this proposal to authorize this work and proceed. We appreciate the
opportunity and look forward to working with you towards the successful completion of the project.
Please do not hesitate to contact us if you have any questions.
Sincerely,
Amanda Sanelli, PLA
Landscape Architect
Proposal approved by:
Marina French, PLA
Principal of Landscape Architecture
AGENDA ITEM #5. d)
CITY OF RENTON/RENTON CEDAR RIVER MOUNTAIN BIKE PARK
PROPOSAL FOR SERVICES / 8
Facet Reference: 2503.0507.00
Authorization to Proceed:
Name/Title
Signature Date
Client Billing Address:
Address
City State ZIP
Email Address Phone Number
Enclosures
Staff Hourly Rate Schedule
In-House Expense Rates
Terms and Conditions
AGENDA ITEM #5. d)
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SEAT TLE | KIRKL AND | MOUNT VERNON | WHIDBEY ISL AND | FEDERAL WAY | SPOKANE
www.facetnw.com
Effective: 1/1/2025-12/31/2025
Description Rate
2025 Mileage Allowable $0.70 per mile
Photocopies - In House B&W 8.5x11 $0.18 per page
Photocopies - In-House B&W 11x17 $0.38 per page
Photocopies - In-House B&W 22x34 $1.47 per page
Photocopies - In-House B&W 24x36 $1.70 per page
Photocopies - In-House B&W 30x42 $2.48 per page
Photocopies - In-House B&W 36x48 $2.72 per page
Photocopies - In House Color 8.5x11 $0.74 per page
Photocopies - In-House Color 11x17 $1.51 per page
Photocopies - In-House Color 22x34 $5.90 per page
Photocopies - In-House Color 24x36 $7.44 per page
Photocopies - In-House Color 30x42 $10.67 per page
Photocopies - In-House Color 36x48 $10.78 per page
Photocopies - In-House Digital Mylar 22x34 $26.25 per page
Photocopies - In-House Digital Mylar 24x36 $31.50 per page
Drone and Insurance Fee $200.00 per day
25 Electrofishing Equipment Rental $400.00 per day
Field Tablet & Apps $25.00 per day
Toll Fees At cost
Trimble DA2 Equipment Fee $50.00 per day
Water Quality Equipment Rental $50.00 per day
Web Survey Administration $35.00 per survey
Website Hosting Fee $50.00 per month
Website Hosting Fee $600.00 per year
Fish Exclusion Fencing Fee $300.00 per day
Prevailing Wage Filing Fees ($40 affidavit/$40 intent) $80.00 per each
AGENDA ITEM #5. d)
SEATTLE | KIRKLAND | MOUNT VERNON | WHIDBEY ISLAND | FEDERAL WAY | SPOKANE
facetnw.com
Terms and Conditions
Facet NW the
for the project named on the Scope (the
ARTICLE I Work, Assumptions, and Deliverables.
(the . Company shall
perform its Work with the same degree of care and skill ordinarily used by members of the engineering
and environmental services profession practicing under similar conditions at the same time and in the
same locality of the Project. The Company shall perform its Work as expeditiously as is consistent with
the applicable professional standard of care. Work identified in the Scope as future work, excluded from
the Scope or Project, or performed by others is the responsibility of the Client. Unless specifically included
within the Scope, managing work by others, including third-party consultants and contractors, is the
responsibility of the Client. The Client may terminate the Work at any time by notifying the Company in
writing. However, the Company is entitled to all fees and expenses consistent with this Agreement before
notice of such termination, and Client agrees to promptly pay the Company for the Work, services,
expenses, and disbursements of the Company through the date of termination, together with reasonable
ARTICLE II Payment Conditions.fees are specified in the Scope. Hourly rates or time
and material fees shall be billed at the rate schedule in effect at the time of invoicing. Fixed fees shall be
billed incrementally during the period of performance and in full at the completion of all Work. All
charges shall be deemed to include all taxes and all other charges levied by any government agency on
the Company relating to the Work. All reimbursable expenses and subconsultant fees will be marked up
at 10%. Unless otherwise specified, the frequency of invoicing shall be monthly. The Company agrees to
provide such supporting documentation for each invoice as Client may reasonably require. Client shall
pay each invoice properly submitted by the Company within 30 days of the date of invoice or as required
by law. Client shall notify the Company of any disputed amount within 15 days from the date of invoice,
provide reasons for the objection, and promptly pay the undisputed amount. Client shall pay an
additional charge of one and one-half percent (1.5%) per month or the maximum percentage allowed
by law, whichever is the lesser, for any past due amount. Final payment shall be made upon completion
and acceptance of the Work by Client. In the event of a sale of the Project, the Client will notify the
Company of a new owner. If Client fails to provide such information, then the Client is responsible for all
charges accrued past the Project sale date.
ARTICLE III Notice to Proceed, Schedule, and Delays.The offer of this unsigned Agreement will be
valid for a minimum of 30 days, or the period stated in the Scope, whichever is greater. Unless otherwise
specified by Client in writing, the notice to proceed shall be the date the Agreement is signed by the
Client. If applicable, the Company will complete the Work in accordance with the schedule specified in
. The Company shall notify
Client immediately by telephone, e-mail, facsimile, or in writing of any event or condition impairing its
AGENDA ITEM #5. d)
TERMS AND CONDITIONS / 2 OF 3
ability to meet the Schedule, together with proposed revisions to the Schedule. If applicable, the
Agreement end date shall be as specified on the Scope. The Company reserves the right to escalate total
fee amounts for Work conducted on any Scope or Project extending 12 months beyond the original
ARTICLE IV Changes and Additional Compensation. The Client, by written request, may propose
changes in the Work including, but not limited to, increasing, or decreasing the Work or directing
acceleration in the performance of the Work and/or Schedule. Client and Company shall negotiate prior
to the issuance of a Change Order the amount of any charge or Schedule change related to the Change
Order, however, the Company has sole discretion to establish the charges due as a result of a Change
Order.
ARTICLE V Insurance.The Company agrees that it now carries, and will continue to carry during the
performance of this Agreement, the applicable insurance policies indicated below with limits not less
than those specified. Any insurance on a "claims made" basis shall be maintained for at least one year
after completion of the Work.
(1) General Liability $1,000,000 per occurrence
(2) Professional Liability $ 2,000,000 per occurrence
(3) Additional Liability $ 5,000,000 per occurrence
ARTICLE VI Limitation of Liability. The liability of the Company, including its employees, agents, and
h respect to third
party claims relating to services rendered or obligations imposed under this Agreement, shall not exceed
nd/or
Scope, whichever is less, for claims in which the Company has any legal liability.
ARTICLE VII Disputes.After first attempting to resolve disputes through good faith negotiations, the
parties may pursue their respective remedies at law or equity for any claim, controversy, or dispute
relating to this Agreement. Jurisdiction and venue for any claim or dispute between the parties shall be
the Superior Court District in which the project is located and any dispute shall be determined by
immediate reference of the matter to mandatory arbitration as provided by RCW 7.06 et seq., the
Superior Court Mandatory Arbitration Rules and the applicable Local Rules of the Superior Court District.
The fact that the amount in controversy may exceed the maximum otherwise subject to arbitration will
not divest the arbitrator of the power to hear and determine the issues and any such limitations are
waived. Neither party shall have
decision will be final and binding.
ARTICLE VIII Ownership of Documents, Patents, and Copyrights.All intellectual property
developed in the performance of the Work, and all records relating to the Work, including, without
limitation, all drawings, specifications, reports, summaries, samples, photographs, memoranda, notes,
calculations, and other documents shall be deemed equal property of Company and the Client. The
Company will retain possession of the originals and the Client shall have the right to obtain copies or
AGENDA ITEM #5. d)
TERMS AND CONDITIONS / 3 OF 3
f the Work under this Agreement or earlier termination
Client, and Client shall defend, indemnify, and hold the Company harmless from and against all liability,
loss, damages, costs, and expenses, including reasonable attorneys' fees and disbursements, which the
Company may at any time sustain or incur by reason of any such use, revision, addition, alteration, or
deviation. Notwithstanding the transfer of ownership set forth above, the Company shall retain
ownership rights to its standard, non-Project specific details, designs, and specifications.
ARTICLE IX Force Majeure. Neither party shall be responsible for damages or delays caused by Force
Majeure or other events beyond the control of the party and which could not have reasonably been
anticipated or prevented. For purposes of this Agreement, Force Majeure includes, but is not limited to,
adverse weather conditions, floods, epidemics, wars, riots, strikes, lockouts, and other industrial
disturbances, unknown site conditions, accidents, sabotage, fire, loss of or failure to obtain permits,
unavailability of labor, materials, fuel, or services, court orders, acts of God, acts, orders, laws, or
regulations of the government of the United States or any foreign country, or any governmental agency.
Should such a Force Majeure occur, the parties shall negotiate in good faith to mutually agree on the
terms and conditions upon which the Work may be continued.
ARTICLE X Notices. Notices shall be deemed to have been sufficiently given if in writing and delivered
either personally or by mail to the authorized representative of the other party; notices given by mail
shall also be transmitted by facsimile or email at the time of mailing. In the absence of specifically
designated authorized representatives, the signatories to this Agreement shall be authorized
representatives. Each party shall have the sole responsibility to provide written notice of a change in its
authorized representative.
ARTICLE XI Integrated Writing.This Agreement, together with a Scope, constitutes the entire
agreement between Client and the Company and supersedes all prior or contemporaneous
communications, representations, or agreements, oral or written, with respect to its subject matter. No
agreement hereafter made between the parties shall be binding on either party unless reduced to writing
ARTICLE XII Collections/Attorney Fees.In the event of legal action brought by any party relating to
this agreement non-
prevailing party. A delay in payment may affect the Project Schedule; if invoices become delinquent
beyond 60 days from the date due, the Company has the right to place a stop on all Work and/or hold
deliverables associated with the Project until all outstanding invoices are paid in full. A retainer may be
requested for future Work to bill against in the event of delinquent accounts up to the amount of the
remaining fees listed in the Scope. The Client is hereby notified that the Company, by statute, has the
right to place a lien on real property for services performed on and for the benefit of real property for
nonpayment of fees within 90 days following work stoppage.
AGENDA ITEM #5. d)
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AB - 3847
City Council Regular Meeting - 09 Jun 2025
SUBJECT/TITLE:Addendum 10-25 to LAG-99-002 with 540 Renton Hangar LLC
RECOMMENDED ACTION: Refer to Transportation (Aviation) Committee
DEPARTMENT: Public Works Airport
STAFF CONTACT: Joey Root, Business Coordinator
EXT.: x7478
FISCAL IMPACT SUMMARY:
The City will receive the lease revenue on an annual basis of $58,731.75 plus leasehold excise tax.
SUMMARY OF ACTION:
The City and 540 Renton Hangar LLC entered into a lease agreement LAG-99-002 on January 1, 2011, for the
ground lease of 540 W Perimeter Road at the Renton Airport, a 35,595 square foot parcel. 540 Renton Hangar
LLC owns the hangar building on the parcel which is used for aircraft storage.
A CPI-U adjustment established a rental rate for land of $0.93 per square foot for the period of August 1, 2022,
through July 31, 2025. On March 14, 2025, a new land rental rate was established to its fair market value of
$1.65 per square foot per year. This agreement accounts for a lease rate increase retroactive to August 1,
2025, if necessary, and continuing until July 31, 2028.
Additionally, Section 18, Insurance, is updated to reflect required insurance coverage, and Section 22, Notices,
is updated to reflect Lessee’s new address.
Additionally, Section 18, Insurance, is updated to reflect required insurance coverage, and Section 22, Notices,
is updated to reflect Lessee’s new address.
EXHIBITS:
A. Addendum 10-25 to LAG 99-002
B. Map View of 540 Parcel
STAFF RECOMMENDATION:
Authorize the Mayor and City Clerk to execute Addendum 10-25 to LAG-99-002 with 540 Renton Hangar LLC,
which adjusts the annual lease revenue to $58,731.75 plus leasehold excise tax, and updates required
insurance coverage, and Lessee’s address.
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AB - 3854
City Council Regular Meeting - 09 Jun 2025
SUBJECT/TITLE:I-405 Renton to Bellevue: Full weekend closure of the intersection of
NE 44th Street and Lake Washington Blvd NE east of I-405
RECOMMENDED ACTION: Refer to Transportation (Aviation) Committee
DEPARTMENT: Public Works Transportation Systems Division
STAFF CONTACT: Jim Seitz, Transportation Systems Director
EXT.: 7245
FISCAL IMPACT SUMMARY:
There is no fiscal impact to the city by adopting the resolution.
SUMMARY OF ACTION:
The I-405, Renton to Bellevue Widening and Express Toll Lanes (ETL) Project is intended to increase the
capacity of the I-405 freeway. The project also builds infrastructure for Sound Transit’s Stride Bus Rapid
Transit system including a new inline transit station at Northeast 44th Street in Renton. Bus rapid transit, paired
with the ETL system, will provide more reliable transportation options for people.
Intersection of NE 44th Street and Lake Washington Blvd NE, east of I-405 (7/18/25-7/21/25):
As part of this project, a full weekend closure of the intersection of NE 44th Street and Lake Washington
Boulevard NE, east of I-405 is needed in 2025 to perform vital work for the project.
The project needs to excavate and lower NE 44th Street to its final elevation, construct storm drainage, install
underground utilities, remove temporary signals, and construct the roundabout at the intersection of NE 44th
Street and Lake Washington Boulevard NE. This intersection will reopen in its final configuration upon
completion of the closure. Performing this work during a full weekend closure decreases impacts to the
traveling public by minimizing the duration needed to complete the work. In addition, the removal of the
temporary signal and construction of the roundabout will improve traffic flows in the vicinity of NE 44th Street
and Lake Washington Boulevard NE. This full weekend closure will take place between July 18, 2025, and July
21, 2025, with notifications provided to the public in accordance with the Public Outreach Plan in Exhibit A.
Access to all businesses will be maintained throughout the duration of the closure.
Work performed during this period includes the following:
1.Removal of temporary barrier and HMA pavement.
2.Removal of the temporary signal at NE 44th Street and Lake Washington Boulevard NE.
3.Excavation of NE 44th Street to final elevation east of I-405.
4.Installation of storm drainage and underground utilities.
5.Placement of HMA base, striping, and barrier.
6.Construction of the roundabout at the intersection of NE 44th Street and Lake Washington Boulevard
NE.
The milestones achieved during the full closure detailed above will create the space needed to increase capacity
and provide Express Toll Lane Infrastructure on I-405.
AGENDA ITEM #5. f)
WSDOT’s public outreach plans for each requested closure are attached in Exhibit B and include one flier for
businesses and residences within proximity to the street closures along with the localized detour plans.
EXHIBITS:
A. Public Outreach Plan
B. WSDOT Project Flier with Primary Detour Routes
C. Resolution
STAFF RECOMMENDATION:
Adopt the resolution authorizing the full weekend closure of the intersection of NE 44th Street and Lake
Washington Blvd NE, east of I-405 to occur between July 18, 2025, and July 21, 2025, for the purpose of
lowering NE 44th Street east of I-405 to its final grade and constructing a roundabout at the intersection of NE
44th Street, Lake Washington Boulevard NE, and the Northbound I-405 on and off ramps.
AGENDA ITEM #5. f)
AGENDA ITEM #5. f)
AGENDA ITEM #5. f)
AGENDA ITEM #5. f)
AGENDA ITEM #5. f)
AB - 3845
City Council Regular Meeting - 09 Jun 2025
SUBJECT/TITLE:’Change Order No. 41 to CAG-22-163 with Pivetta Brother s
Construction, Inc. for the Rainier Ave S Corridor Improvements -
Phase 4 Project
RECOMMENDED ACTION: Refer to Transportation (Aviation) Committee
DEPARTMENT: Public Works Transportation Systems Division
STAFF CONTACT: Bob Hanson, Transportation Design Manager
EXT.: 7223
FISCAL IMPACT SUMMARY:
The fiscal impact of Change Order No. 41 to CAG-22-163 with Pivetta Brother’s Construction Inc. is
$117,000.00. The Rainier Ave S Corridor Improvement Project has a current unencumbered balance of
$1,094,217.91. There is sufficient funding for this change order.
SUMMARY OF ACTION:
The Rainier Ave S - Phase 4 (S 3rd St to NW 3rd Pl) Project will extend previous corridor improvements from
South 3rd Street to 1,000 feet north of Airport Way (NW 3rd Pl). Project elements include extending a
southbound BAT lane from S 2nd St to S 3rd St, pedestrian improvements with street scaping, pedestrian
actuated traffic signal (HAWK), transit facility upgrades, access management, and a segment of a regional
pedestrian/bike path trail (Lake Washington Loop Trail).
The initial plans positioned various junction boxes (signal, illumination, 5G) and interconnect vaults directly in
the sidewalk. During construction, pedestrian safety became a primary concern, as both the lids and the gaps
created by hinges were identified as potential hazards. Consequently, the project team opted to move these
boxes out of the sidewalk. This change order facilitates the relocation of the underground conduit to new
junction box locations outside the Pedestrian Access Route (PAR) where feasible. This adjustment helps
maintain a clear and unobstructed sidewalk, consistent with the City's commitment to minimizing pedestrian
impediments.
EXHIBITS:
A. Change Order No. 41
STAFF RECOMMENDATION:
Authorize the Mayor and City Clerk to execute Change Order No. 41 to CAG-22-163 in the amount of $117,000
with Pivetta Brother's Construction Inc. for the Rainier Ave S Corridor Improvements - Phase 4 project.
AGENDA ITEM #5. g)
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AGENDA ITEM #5. g)
AGENDA ITEM #5. g)
AGENDA ITEM #5. g)
AGENDA ITEM #5. g)
Yu Hong Wu, President
5/8/2025
AGENDA ITEM #5. g)
AGENDA ITEM #5. g)
AB - 3848
City Council Regular Meeting - 09 Jun 2025
SUBJECT/TITLE:Agreement 4 with WSP USA Inc. for the Hardie Avenue SW - SW 7th
– St Storm System Improvement Project Phase 3
RECOMMENDED ACTION: Refer to Utilities Committee
DEPARTMENT: Public Works Utility Systems Division
STAFF CONTACT: Casey Jeszeck, Civil Engineer 2
EXT.: 7323
FISCAL IMPACT SUMMARY:
The total cost of Amendment No. 4 to the contract agreement CAG-22-072 with WSP USA Inc. is $479,256. The
approved adjusted 2025 Surface Water Utility Capital Improvement Program budget for this project account
(427.475475.015.594.31.63.000) is $2,129,220.00. There is sufficient funding for the proposed contract
amendment No. 4.
SUMMARY OF ACTION:
The SW 7thSt Storm System has been improved in phases starting in 2014. Phase 1 extended from Powell Ave
SW to the outfall on Naches Ave SW to the Black River Riparian Forest wetland. Phase 2 extended from Lind
Ave SW to Powell Ave SW. The third phase of this project is required to reduce the risk of flooding on Hardie
Ave SW where it passes under the BNSF railroad that runs through downtown Renton. The low point formed
in the road as it passes under the railroad tracks floods during major storm events. The drainage system on
Hardie Ave SW discharges to a capacity constrained storm system that consists of a 48-inch concrete and
60”x36” corrugated metal pipes that extends across private properties that include the Bob Bridge Toyota
dealership lot, the Kohwles Education Center lot, and the DHSH Community Service lot, before connecting to a
storm system in SW 7thstreet, which includes an existing 54-inch and 60-inch concretestorm systems.
Hydraulic modeling evaluated two alternatives which determinedsignificant flood risk reduction can be
achieved by either:
1. Upsizing the existing system through the private properties to a 72-inch pipe, or by
2. Continuing to utilize the existing storm system across the private properties andadding an additional flow
path consisting of approximately 600 lineal feet of 48-inch Storm system within the Hardie Ave SW right-of-
wayextending south to SW 7th Street and connecting to the existing 60-inch and 24-inch storm systemsin SW
7thStreet, whichconveys stormwater to the west.This proposed storm system is shown on Exhibit A.
During the 25-year storm event, hydraulic modeling showed flooding of up to 3.16 feet for a duration of 30
minutes. By installing the 48-inch pipe within Hardie Ave SW, and by providing an additional flow path for
stormwater from the low point under the railroad tracks to SW 7th St, this level of flooding is reduced to 4-
inches for a duration of less than 20 minutes. Additional flood risk reduction will be achieved by the fourth
phase of the project that will consist of lining the interior of the existing corrugated metal storm system
extending through private properties, which will reduce the roughness of the existing system and increase
hydraulic capacity.
AGENDA ITEM #5. h)
WSP was selected followinga consultant selection process in accordance with policy 250-02. Surface Water
Engineering staff reviewedStatements of Qualifications (SOQs) of qualified consultants on the city’s MRSC
Roster and conducted interviews with the three highest-scoring firms were conducted, resulting in the
selection of WSP based on their experience and technical expertise on similar projects.The initial contract with
WSP was executed in 2022 and was below the threshold for council authorization as this was involved preliminary
project study. In the planning phase of this project covered by the initial contract and first three amendments,
WSP completed the alternatives analysis for the proposed system alignment and necessary hydraulic modeling
to inform the alternatives analysis.The planning phase helped to identify the alignment and size of the
proposed system, assess design challenges, and define thelevel of effort requiredto complete the design.
Significant time and effort in the planning phase wasdedicated to evaluating the original concept for this
phase of the project consisting of replacing the existing storm system within private property. Ultimately, it
was concluded that a new storm system on Hardie Ave SW is a more cost-effective solution that avoids
significant operational impacts to the private properties during construction, and the need to acquire
construction easements from the private properties.
This contract amendment adds the professional services associated with the design of the selected option
consisting of the 48-inch storm system in Hardie Ave SW and construction support services needed during
construction. These services consist of surveying and base mapping, groundwater monitoring, final hydrologic
and hydraulic modeling, geotechnical borings, design report, permitting (SEPA),development of 30%, 60%,
90% and final construction plans, specifications, cost estimating, and construction management services.The
design effort is anticipated to extend from July 2025 to the fourth quarter of 2026. Construction is
anticipatedto begin in the second quarter of 2027.
EXHIBITS:
A. Site Map
B. Agreement
STAFF RECOMMENDATION:
Authorize the Mayor and City Clerk to execute Amendment No. 4 to CAG-22-072 with WSP USA Inc.in the
amount of $479,256for engineering servicesassociated with theHardie Avenue SW - SW 7th St. Storm System
Improvement Project – Phase 3.
AGENDA ITEM #5. h)
HARDIE AVE SW
AGENDA ITEM #5. h)
AMENDMENT NO. 4 TO CAG-22-072 - AGREEMENT FOR HARDIE
AVENUE SW SW 7TH STREET STORM SYSTEM
IMPROVEMENT PROJECT, PHASE 3
THIS AMENDMENT, dated for reference purposes only as June 9, 2025, is by and between the
WSP USA Inc.
A New York corporation. The City and the Consultant are referred to collectively
in this Amendment Amendment is
effective as of the last date signed by both parties.
Whereas, the City engaged the services of the Consultant under Agreement CAG-22-072, dated
February 15, 2022, to provide necessary services for the Hardie Avenue SW SW 7th StreetStorm
System Improvement Project
Whereas, the Parties wish to amend the Agreement to change the scope of work, change the
time for performance, andchange the compensation in order to designand produce construction
documents for a new storm main within Hardie Ave SW.
NOW THEREFORE, It is mutually agreed upon that CAG-22-072 is amended as follows:
1. Scope of Work: Section 1, Scope of Work, is amended to add work as specified in Exhibit
A-4, which is attached and incorporated herein.
2.Time of Performance:Section 3, Time of Performance, is amended pursuant to the
schedule(s) set forth in Exhibit B-4. All Work shall be performed by no later than
December 31, 2027.
3. Compensation: Section 4, Compensation, is amended so that the maximum amount of
compensation payable to Consultant is increased by $479,256 from $52,325 to $531,581,
plus any applicable state and local sales taxes. The additional compensation shall be paid
based upon Work actually performed according to the rate(s) or amounts specified in
Exhibit C-4, which is attached and incorporated herein.
4.All terms of the Agreement not explicitly modified herein shall remain in full force and
effect and such terms shall apply to Work performed according to this Amendment as if
fully set forth herein.
AGENDA ITEM #5. h)
PAGE 2 OF 2
IN WITNESS WHEREOF, the Parties have voluntarily entered into this Amendment as of the date
last signed by the Parties below.
CITY OF RENTON
By:_____________________________
CONSULTANT
By:____________________________
Armondo Pavone
Mayor, City of Renton
Ginette Lalonde
Senior Director, Seattle Water
_____________________________
Date
_____________________________
Date
Attest
_____________________________
Jason A. Seth
City Clerk
Approved as to Legal Form
By: __________________________
Cheryl Beyer
Renton City Attorney
Contract Template Updated 06/17/2021
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4-2-110 RESIDENTIAL DEVELOPMENT STANDARDS
4-2-110A DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY
STRUCTURES) RESIDENTIAL LOW DENSITY AND MEDIUM DENSITY ZONES PRIMARY STRUCTURES
4-2-110B DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (DETACHED ACCESSORY
BUILDINGS)HIGH DENSITY ZONES PRIMARY STRUCTURES
4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (ACCESSORY DWELLING
UNITS) 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 DEVELOPMENT STANDARDS FOR DETACHED ACCESSORY BUILDINGS
4-2-110F ILLUSTRATIONS DEVELOPMENT STANDARDS FOR MIDDLE HOUSING
4-2-110G DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (COTTAGE HOUSE
DEVELOPMENT)
4-2-110H ILLUSTRATIONS
4-2-110I CONDITIONS ASSOCIATED WITH RESIDENTIAL DEVELOPMENT STANDARDS TABLES
AGENDA ITEM # a)
4-2-110A1 DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY
STRUCTURES)1 DEVELOPMENT STANDARDS FOR RESIDENTIAL LOW DENSITY AND MEDIUM DENSITY
ZONES PRIMARY STRUCTURES
RC R-1 R-4 R-6 R-8 R-10 R-14 RMF RMF-2
Minimum Net
Density (per Net
Acre)1, 2, 15
None 3
dwelling
units
4 dwelling units 5
dwelli
ng
units30
7
dwelli
ng
units30
10
dwelli
ng
units30
20
dwelling
units30
Maximum Net
Density (per Net
Acre, Except per
Net 10 Acres in
RC)2, 14, 15
1
dwelli
ng
unit
1
dwelli
ng
unit7,
36
4
dwelling
units
6
dwelling
units
8 dwelling
units38
10
dwelli
ng
units29
14
dwelli
ng
units29
20
dwelli
ng
units29
40
dwelling
units20
Maximum
Number of
Dwellings (per
Legal Lot)2
Single-family dwellings and cottage house dwelling
units: 1 per legal lot or unit lot.
Accessory dwelling units (attached or detached): 2 per
legal lot.
Middle housing: See RMC 4-2-110F, Development
Standards for Middle Housing Developments.
Maximum
Number of
Dwellings (per
Legal Lot)2
1
dwelli
ng
with 1
access
ory
dwelli
ng
unit
1
dwelli
ng
with 1
access
ory
dwelli
ng
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
Townhouses: 1
dwelling
Other Attached
Dwellings: n/a
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 Detach
ed
dwelli
ngs:
4,000
sq. ft.
Attach
ed
dwelli
ngs:
n/a
Detac
hed
dwelli
ngs:
3,000
sq. ft.
Attach
ed
dwelli
ngs:
n/a
n/a
AGENDA ITEM # 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
vehicl
e
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. Combine
d 20 ft.
with not
less than
7.5 ft. on
Combine
d 15 ft.
with not
less than
5 ft. on
5 ft. Detach
ed
Units:
4 ft.
Attach
ed
Detac
hed
Units:
4 ft.
Attach
ed
5 ft. for
unattached
side(s), 0 ft. for
the attached
side(s).13
AGENDA ITEM # a)
either
side.
either
side.
Units:
4 ft.
for
unatta
ched
side(s),
0 ft.
for the
attach
ed
side(s).
23
Units:
4 ft.
for
unatta
ched
side(s)
, 0 ft.
for
the
attach
ed
side(s)
.23
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%
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.,
increa
se up
to 32
Townhouses: 32
ft.
Other Attached
Dwellings: 32 ft.,
AGENDA ITEM # a)
ft.
possib
le
subjec
t to
admin
istrati
ve
condit
ional
use
permi
t
appro
val.
increase up to
42 ft. possible
subject to
administrative
conditional use
permit approval.
Maximum
Number of Units
per Building2
n/a 4 dwelling units No
more
than 4
units
per
buildin
g.
No
more
than 6
units
per
buildi
ng.
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 Use 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.
AGENDA ITEM # a)
Exception for
Pre-Existing
Legal Lots
See RMC 4-10-010, Nonconforming Lots.
1
Please see Section 4-2-110E 4-2-110I, Conditions Associated With Development Standards Table For
Residential Zoning Designations Conditions Associated with Residential Development Standards Tables,
for explanation of table footnotes.
AGENDA ITEM # a)
AGENDA ITEM # a)
4-2-110B1 DEVELOPMENT STANDARDS FOR RESIDENTIAL HIGH DENSITY ZONES PRIMARY
STRUCTURES
R-10 R-14 RMF RMF-2
Minimum Net Density (per
Net Acre)1, 2, 15
5 dwelling units30 7 dwelling units30 10 dwelling
units30
20 dwelling units30
Maximum Net Density (per
Net Acre)2, 14, 15
10 dwelling units29 14 dwelling
units29
20 dwelling
units29
40 dwelling units20
Maximum Number of
Dwellings (per Legal Lot)2
Detached dwellings: 1 dwelling unit
and up to 2 accessory dwelling units
Attached dwellings: n/a
Townhouses: 1 dwelling unit
Other Attached Dwellings: n/a
Minimum Lot Size2, 28, 31 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 40 ft. 30 ft. Townhouses: 25 ft.
Other Attached Dwellings: 50 ft.
Minimum Lot
Width31 (Corner Lots)
50 ft. 40 ft. Townhouses: 30 ft.
Other Attached Dwellings: 60 ft.
Minimum Lot Depth31 70 ft. 60 ft. Townhouses: 50 ft.
Other Attached Dwellings: 65 ft.
Minimum Front Yard4, 5, 31 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 15 ft.21, 39 10 ft.21, 39 Townhouses: 10 ft.13, 39
Other Attached Dwellings: 15 ft.39
Minimum Side Yard4, 31 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)
15 ft.11 Townhouses: 15 ft.11
Other Attached Dwellings: 20 ft.
Maximum Building
Coverage (including Primary
and Accessory)
55% 65% Townhouses: 70%
Other Attached Dwellings: 35%
A maximum coverage of 45% may be
allowed through the Hearing
Examiner site development plan
review process.
AGENDA ITEM # a)
Maximum Impervious
Surface Area
70% 80% 75%
Maximum Number of Stories 2 3
Maximum Wall Plate
Height8, 9, 10, 12, 18, 19
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
4 units 6 units 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 Use 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.
1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for
explanation of table footnotes.
AGENDA ITEM # a)
4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (ACCESSORY
DWELLING UNITS) 4-2-110C1 DEVELOPMENT STANDARDS FOR ACCESSORY DWELLING UNITS
1. PURPOSE AND INTENT: The provisions of this subsection are available as an opportunity to augment
local housing inventory, diversify housing type and size, and create opportunities for homeownership.
Accessory Dwelling Units (ADUs) are well-suited for smaller households, older adults aging in place,
people with disabilities, individuals on fixed incomes, and others seeking affordable living arrangements.
2. APPLICABILITY: The provisions of this subsection shall apply to the development of ADUs when
located on the same lot as a principal dwelling within the following residential 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). ADUs proposed as an accessory use to a religious
institution or social service organization shall follow the provisions of RMC 4-2-080A.7, Conditions
Associated with Zoning Use Tables and RMC 4-9-030D and 4-9-030I, Conditional Use Permits.
3. ADDITIONAL REQUIREMENTS: All applicable health and safety standards shall apply. Nothing in this
subsection requires the issuance of a building permit for ADUs if other federal, state, and local
requirements for a building permit are not met, including but not limited to building, fire, and energy
code requirements, adequate access to utility services, emergency services, etc.
4. DEVELOPMENT STANDARDS: The following development standards are established for ADUs:
GENERAL REQUIREMENTS4, 10
Maximum Number of Units24 Two (2) ADUs are allowed per legal lot as an accessory use to a principal
dwelling.
Configuration
Either one (1) attached ADU and one (1) detached ADU, two (2) attached
ADUs, or two (2) detached ADUs. ADUs may be established within or as an
addition to the principal dwelling.
In RC, R-1, R-4, R-6, and R-8 zones, when two (2) ADUs are proposed, the
second ADU shall comply with the location and setback requirements
applicable to the principal dwelling.
Maximum Gross Floor Area40 1,000 sq. ft.
Maximum Building Area26, 41 1,000 sq. ft.
Conversions25 If a conversion unit occupies an entire single floor of the primary dwelling, it
may be allowed to increase the maximum unit size to efficiently use all the
floor area. Conversion units greater than 1,250 sq. ft. shall be classified as an
attached dwelling rather than ADU.
Parking20 A minimum of 1.0 parking space per dwelling unit.
No off-street parking required for ADUs located on lots within a ½ mile
walking distance from a Major Transit Stop.
Design Standards See RMC 4-2-115, Residential Design Standards.
ATTACHED AND INTERNAL ADUs
AGENDA ITEM # a)
Setbacks and
Building Height
ADUs shall comply with the standards applicable to primary structures,
pursuant to RMC 4-2-110A, Development Standards for Residential Low
Density and Medium Density Zones Primary Structures, and RMC 4-2-110B,
Development Standards for Residential High Density Zones.
DETACHED ADUs
Front Yard and Secondary
Front Yard Setbacks
ADUs shall comply with the location and front yard setback requirements of
the underlying zone, pursuant to RMC 4-2-110A, Development Standards for
Residential Low Density and Medium Density Zones and RMC 4-2-110B,
Development Standards for Residential High Density Zones.
Detached ADUs shall be located at least 4 ft. from any residential structure
otherwise the structure shall be considered an attached ADU.
Side Yard Setbacks RC and R-1 zones: 25 ft.
R-4, R-6, and R-8 zones: 5 ft.
R-10 and R-14 zones: 4 ft.
Rear Yard Setbacks 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.
ADUs may be sited at the rear lot line where an alley is present.
Building Height23, 42 24 ft. measured to the highest point of a flat roof or the highest ridge of a
pitched roof.
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.
AGENDA ITEM # a)
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
RC, R-1, R-4, R-6, R-
8, R-10 and R-14
ADUs shall be located at least 4 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
AGENDA ITEM # a)
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.
1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for
explanation of table footnotes.
AGENDA ITEM # a)
AGENDA ITEM # a)
4-2-110D1 DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING
DESIGNATION
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
for lots created after
July 11, 1993
3,000 sq. ft. 3,000 sq. ft. 3,000 sq. ft.
Width for lots
created after July
11, 1993
40 ft. for interior lots.
50 ft. for corner lots.
NA NA
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,
It shall be illegal to allow or
permit any mobile home to
NA
AGENDA ITEM # a)
privacy and other
amenities. Each lot shall
be clearly defined.
remain in the mobile home
park unless a proper space is
available for it.
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
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
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.
Yard abutting a public
street: 20 ft.
Any yard abutting an
exterior property
boundary of the
mobile home park: 5 ft.
AGENDA ITEM # a)
Minimum distance between
mobile homes: 15 ft.
Minimum distance between
canopy and mobile home on
an abutting lot: 5 ft.
0 ft. (see RMC 4-2-
110FH)
Minimum distance
between structure and
mobile home on an
abutting lot: 5 ft.
Setbacks from all other
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
NA NA
AGENDA ITEM # a)
between sunset and
sunrise to illuminate
adequately the
roadways and walkways
within a mobile home
park.
BUILDING STANDARDS
Maximum Building
Height and
Maximum Number
of Stories
30 ft. 30 ft. 15 ft.
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.
Each mobile home lot
shall have a minimum
of 2 off-street
AGENDA ITEM # a)
Attached and detached
garages and carports shall be
set back from the property
provide a minimum of 24 ft.
of backout room either on-
site or counting the
accessway.
automobile parking
spaces.
Attached and detached
garages and carports
shall be set back from
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
NA Nothing herein shall be
determined to prohibit the
construction of single family
dwelling or manufactured
home and its accessory
building on a previously
approved manufactured
setback, lot coverage, height
limits, infrastructure, and
parking requirements for
this zone can be satisfied
and provisions of RMC 4-3-
Nothing herein shall be
determined to prohibit
the construction of
single family dwelling
or manufactured home
and its accessory
building on a previously
approved
manufactured home
setback, lot coverage,
height limits,
infrastructure, and
AGENDA ITEM # a)
050, Critical Areas, can be
met.
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.
1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for
explanation of table footnotes.
AGENDA ITEM # a)
AGENDA ITEM # a)
4-2-110E1 DEVELOPMENT STANDARDS FOR DETACHED ACCESSORY BUILDINGS
MAXIMUM NUMBER AND SIZE
RC, R-1, R-4, R-6, R-8, R-10, R-
14, RMF, and RMF-2
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
General
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 and RMF-2 25 ft.20, except that the structure shall not be taller than the
primary building(s).
Public Facilities
AGENDA ITEM # a)
RC, R-1, R-4, R-6, R-8, R-10, R-
14, RMF, and RMF-2
Maximum height for public facilities shall be determined through
site plan review.
Wireless Communication Facilities (Including Amateur Radio Antennas)
RC, R-1, R-4, R-6, R-8, R-10, R-
14, RMF, and RMF-2
See RMC 4-4-140, Wireless Communication Facilities, for
maximum height requirements. 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.
Clear Vision Area
RC, R-1, R-4, R-6, R-8, R-10, R-
14, RMF, and RMF-2
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.
LOCATION
RC, R-1, R-4, R-6, R-8, R-10, R-
14, RMF, and RMF-2
4 ft. from any residential structure. If sited closer than 4 ft., the
structure shall be considered to be attached.
RC, R-1, R-4, R-6, R-8, R-10,
and R-14
For any lot that abuts an alley, vehicular access to garages or
carports shall be through the alley.
R-14 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, RMF, and RMF-2
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, RMF,
and RMF-2
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,
RMF, and RMF-2
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
AGENDA ITEM # a)
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.
Stables and other animal husbandry related structures, see RMC
4-4-010, Animal Keeping and Beekeeping Standards.
RMF and RMF-2 n/a
CRITICAL AREAS
RC, R-1, R-4, R-6, R-8, R-10, R-
14, RMF, and RMF-2
See RMC 4-3-050, Critical Areas Regulations, and 4-3-090,
Shoreline Master Program Regulations.
1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for
explanation of table footnotes.
AGENDA ITEM # a)
4-2-110F1 DEVELOPMENT STANDARDS FOR MIDDLE HOUSING
1. Purpose: The provisions of this subsection are available as an alternative to the development of
typical detached single-family dwelling units with the intention of generating diversified housing types in
conformance with RCW 36.70A, by providing land use, development, design, and other standards for
middle housing developments.
2. Applicability: The provisions of this subsection shall apply to all middle housing development within
the following zones: Resource Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6
(R-6), and Residential-8 (R-8) zones.
3. Exemptions: The provisions of this subsection do not apply to:
a. Portions of a lot with critical areas designated under RCW 36.70A.170, or their buffers as
required by RCW 36.70A.170, except for critical aquifer recharge areas where a single-family
dwelling unit is an allowed use provided that any requirements to maintain aquifer recharge are
met.
b. A watershed serving a reservoir for potable water if that watershed is or was listed, as of July 23,
2023, as impaired or threatened under section 303(d) of the federal clean water act (33 U.S.C. Sec.
1313(d)).
c. Lots within designated urban separators by countywide planning policies as of July 23, 2023.
d. Lots less than 1,000 square feet in size.
e. Lots created through the splitting of a single residential lot.
4. Authority and Responsibility:
a. Nothing in this subsection requires the issuance of a building permit for middle housing if other
federal, state, and local requirements for a building permit are not met.
b. Nothing in this subsection affects or modifies the responsibilities of the city to plan for or
c. The city shall not approve a building permit for middle housing without compliance with the
adequate water supply requirements of RCW 19.27.097.
d. The same development permit and environmental review processes shall apply to middle
housing that apply to single-family dwelling units, unless otherwise required by state law including,
but not limited to, shoreline regulations under chapter 90.58 RCW, building codes under chapter
19.27 RCW, energy codes under chapter 19.27A RCW, or electrical codes under chapter 19.28
RCW.
5. Additional Requirements:
additional factors for consideration include:
AGENDA ITEM # a)
a. Infrastructure and Services: Any lot proposed for middle housing development must ensure
adequate access to utility services, emergency services, and all other required improvements,
sufficient to serve the development.
b. Lot Access: Access requirements and street design and development standards shall be provided
in accordance with RMC 4-6-060. Lots that are accessed via a shared driveway are limited to the
maximum number of dwelling units that may take access from a shared driveway, pursuant to RMC
4-6-060J, Shared Driveway Standards.
6. Maximum Dwelling Units per legal Lot: A maximum number of dwelling units are allowed per legal
lot, within applicable zones, as shown in the following table. For the purposes of this subsection,
accessory dwelling units and single-family dwelling units are included in the calculation of maximum
dwelling units per lot. For middle housing unit lot subdivisions, the maximum dwelling units per legal lot
shall apply to the parent site as a whole, rather than to individual unit lots.
Lots in all Applicable Zones
Lots located within ¼ mile
walking distance20 of a Major
Transit Stop
Lots with Affordable Housing
4 dwelling units per lot. 6 dwelling units per lot.
6 dwelling units per lot,
provided at least 2 units are
reserved for affordable housing
pursuant to subsection 9,
Affordable Middle Housing
Units.
7. Middle Housing Typologies: The following middle housing typologies are allowed within applicable
zones under this subsection:
a. Duplexes
b. Triplexes
c. Fourplexes
d. Stacked Flats
e. Townhouses
f. Courtyard apartments
8. Maximum Dwelling Units Per Building: A maximum of four (4) attached dwelling units is allowed per
building. For the purposes of this subsection, accessory dwelling units are included in the calculation of
maximum dwelling units per building.
9. Affordable Middle Housing Dwelling Units: To qualify for additional units under the affordable
housing provisions of subsection 6, an applicant shall rent or sell the required number of units as
affordable housing, in compliance with the following standards:
AGENDA ITEM # a)
a. Affordable Housing Eligibility Criteria: Dwelling units that qualify as affordable housing shall have
costs, including utilities other than telephone, that do not exceed 30 percent of the monthly
income of a household whose income does not exceed the following percentages of median
household income adjusted for household size, for King County, as reported by the United States
Department of Housing and Urban Development:
i. Rental housing: 60 percent.
ii. Owner-occupied housing: 80 percent.
b. Affordability Duration and Recalculation: Affordable housing units provided under this
subsection shall remain affordable housing for a term of fifty (50) years from the date the
affordable housing agreement is recorded. For the full term a dedicated affordable housing unit is
required to remain affordable
shall be applied at any point a new owner or renter is allowed to purchase or rent the unit, and at
the time of each rental rate adjustment. For owner-occupied units, compliance with the most
Affordability shall not be recalculated for owner-occupied units so long as the unit remains
occupied by the same owner who qualified at time of their purchase.
c. Affordable Housing Agreement: Prior to issuing any building permit or final plat approval, the
applicant shall record a covenant or deed restriction that ensures the continuing rental or
ownership of units subject to these affordability requirements, consistent with the conditions in
chapter 84.14 RCW, for a period of no less than 50 years. The covenant or deed restriction shall
address criteria and policies to maintain public benefit if the property is converted to a use other
than that which continues to provide for permanently affordable housing.
d. Affordable Housing Unit Conditions: The units dedicated as affordable housing shall comply with
the following conditions:
i. Affordable units shall be provided in a range of sizes comparable to other units in the
development.
ii. The number of bedrooms in affordable units shall be in the same proportion as the number
of bedrooms in units within the entire development.
iii. Affordable units shall be distributed throughout the development and have substantially
the same functionality as the other units in the development.
10. Development Standards: Middle housing developments shall comply with the standards applicable
to single family development, pursuant to RMC 4-2-110A, Development Standards for Residential Low
Density and Medium Density Zones Primary Structures.
11. Design Standards: Middle housing developments shall comply with the design standards applicable
to single family development, pursuant to RMC 4-2-115, Residential Design and Open Space Standards.
In addition, Middle housing developments shall comply with the following standards, where applicable:
a. Entries: All ground-related dwelling units fronting a street and/or common open space shall
provide a covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed
AGENDA ITEM # a)
entirely from an internal common corridor are exempt from this requirement provided the shared
entry features a covered porch with a minimum depth of five feet (5').
b. Pedestrian access: A paved pedestrian connection at least three feet wide is required between
each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways
may be used to meet this requirement.
c. Courtyard Apartments Open Space: Courtyard Apartments shall provide open space in
conformance with the following:
i. At least one outdoor common open space is required.
ii. Common open space shall be bordered by dwelling units on two (2) or three (3) sides.
iii. Common open space shall be a minimum dimension of 15 feet on any side.
Iv. Parking areas and vehicular areas do not qualify as a common open space.
12. Parking and Driveway Standards: Middle housing developments shall comply with all driveway and
parking design standards applicable to single family development, pursuant to RMC 4-4-080, Parking,
Loading and Driveway Regulations, except for the number of required parking spaces, which shall be
subject to the following:
a. Off-Street Parking Spaces Required for Middle Housing:
Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft.
Lots located within ½ mile
walking distance20 of a Major
Transit Stop
A minimum of 1.0 per dwelling
unit.
A minimum of 2.0 per dwelling
unit.
No off-street parking required.
Developers that provide off-
street parking spaces, when not
required by this subsection, are
eligible for parking incentives
pursuant to subsection 12.b of
this section.
b. Parking Incentives for Middle Housing Development Located within ½ Mile Walking Distance 20 of
a Major Transit Stop: Middle housing developments that provide off-street parking spaces as
shown in the following table, when not otherwise required by this subsection, are eligible for the
following parking incentives, provided the increase is feasible and consistent with the Surface
Water Design Manual. For each increase in number of parking spaces provided, the applicant is
eligible for an additional parking incentive. For example, applicants that provide a minimum of 2.0
parking spaces per dwelling unit are eligible for the incentives below.
Number of Off-Street Parking Stalls
Provided Incentives
AGENDA ITEM # a)
A minimum of 1.0 per dwelling unit.
10% Increase in Maximum
Impervious Surface Area permitted
by the subject zone, pursuant to RMC
4-2-110A; and
A minimum of 2.0 per dwelling unit.
5% Increase in Maximum Building
Coverage permitted by the subject
zone, pursuant to RMC 4-2-110A.
13. Conflicts: In the event of a conflict between this subsection and other development regulations
applicable to middle housing, the standards of this subsection prevail.
1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for
explanation of table footnotes.
AGENDA ITEM # a)
AGENDA ITEM # a)
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,
AGENDA ITEM # a)
common open space,
critical areas, or a
community building.
AGENDA ITEM # a)
AGENDA ITEM # a)
4-2-110H ILLUSTRATIONS
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AGENDA ITEM # a)
AGENDA ITEM # a)
AGENDA ITEM # a)
4-2-110I CONDITIONS ASSOCIATED WITH RESIDENTIAL DEVELOPMENT STANDARDS TABLES
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.
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:
AGENDA ITEM # a)
i. Limited to two (2) per facade.
ii. Not wider than ten feet (10').
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:
AGENDA ITEM # a)
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.
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.
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.
6. Within subdivisions, the minimum front yard and secondary front yard setback may be reduced to
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.
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
AGENDA ITEM # a)
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.
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.
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 where vehicle access is
provided; all other facades of a garage shall be subject to the a
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 (ADUs) shall be excluded from density calculations; however, ADUs shall
be included in the total unit count when serving as an accessory use to middle housing.
16. The square foot calculation shall not include porches, exterior stairs, or garages.
17. 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%).
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.
AGENDA ITEM # a)
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.
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. The lot's proximity to a major transit stop, measured by walking distance, shall determine parking
requirements for middle housing and ADUs. The distance is measured through the creation of a
walkshed, which represents the collective spatial area within a defined walking distance from major
transit stops (e.g. one quarter (¼) mile or one half (½) mile). Geospatial tools incorporating major transit
stop locations and mapped pedestrian networks are used to approximate and map the walkshed
boundary. Lots that partially intersect or partially fall within the walkshed shall be treated as entirely
within.
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.
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.
23. Shed Roofs: Dwelling units with a primary roof surface that has only one sloping plane (e.g., shed
roof) may exceed the stated maximum if the average roof height is equal to or less than the maximum
height allowed.
24. Lots that are accessed via a shared driveway are limited to the maximum number of dwelling units
that may take access from a shared driveway, pursuant to RMC 4-6-060J, Shared Driveway Standards.
25. Conversion of accessory buildings and existing dwellings constructed before June 30, 2025, are
exempt from applicable development regulations, including but not limited to lot coverage, setbacks,
nonconformance will not qualify for these exemptions.
26. PRADU Program base plans shall be exempt from the maximum
building area limitation, provided the building area is in conformance with that shown on the
approved base plan.
27. Reserved.
AGENDA ITEM # a)
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.
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
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.
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.
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.
AGENDA ITEM # a)
c. R-8: Four thousand five hundred (4,500) square feet.
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. Reserved.
40. Gross floor area refers to the maximum interior habitable area of a dwelling unit, measured from
the exterior face of each wall, including basements and attics, but not including attached garages,
accessory structures, porches, or exterior stairs. For the purposes of this code section, habitable area
refers to space in a building for living, sleeping, eating, or cooking, and includes areas such as
bathrooms, toilets, hallways, storage areas, closets, utility rooms, and similar areas.
41. For the purposes of this code section, maximum building floor area is the sum of the gross
horizontal areas of all floors of a building measured from the exterior face of each wall, and includes
areas such as attached garages, accessory structures, utility rooms, and similar areas.
42. ADUs constructed using the PRADU Program base plans shall be exempt from the maximum
building height limitation, provided in conformance with that shown in the
approved base plan.
AGENDA ITEM # a)
AGENDA ITEM # a)
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, in order to 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) areasthe following categories:
a. Site DesignBuilding Design: Key characteristics of attractive neighborhoods include a variety of
architectural styles, enhanced by a diverse selection of exterior materials, colors, and architectural
detailing. 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 by homes which vary in scale and massing, each with a prominent entry and
generous fenestration facing the street.
visually dominate the streetscape.
b. Lot Configuration: Quality neighborhoods are characterized by well landscaped, safe, and
pedestrian-oriented streets fronted by a variety of housing styles. These qualities are enhanced by
lots in a variety of sizes and widths, which contributes to the construction of homes that vary in
scale and massing. Furthermore, variety in lot configuration also contributes to the overall image of
diverse housing stock and helps minimize the perception of monotony.
bc. 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.
cd. Site Amenities, Equipment, and UtilitiesResidential Design: Site amenities, equipment, and
utilities shall be located in a manner that is easily accessible to residents and mitigates adverse
impacts to neighbors. Furthermore, they shall be designed in a manner that is architecturally
compatible with the homes, or screened from visibility where appropriate.Key characteristics of
attractive neighborhoods include variety of housing architectural styles, enhanced by attention to
selection of exterior materials, colors, and architectural detailing.
e. Shared Parking: In order to contribute to the creation of communities that are oriented to
people and pedestrians as opposed to automobiles, shared parking areas, such as surface parking
and parking structures, shall be visually minimized through site placement or screening, or
architecturally enhanced to complement the community.
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.
AGENDA ITEM # a)
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.
B. APPLICABILITY:
1. General Applicability: 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, RFM-2, 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. Applications
subject to the Residential Design and Open Space Standards shall demonstrate compliance with the
applicable standards at the time of subdivision application, site plan review, or building permit
application if no subdivision or site plan review is proposed.
2. Additions and Expansions: 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 E1 of this Section.
3. Existing Structures: 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. For all cottage house
developments, when an existing dwelling on the parent site is proposed to be retained, it shall be
brought into conformance with the standards of this Section.
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.
C. EXEMPTIONS:
1. Interior Remodels: The design regulations shall not apply to interior remodels of existing buildings or
structures provided the alterations do not modify the building facadeexterior.
2. Permit Ready ADU (PRADU): ADUs built using the city-produced PRADU base plans are exempt from
subsection E1 of this Section. Cottage house developments that utilize the city-produced PRADU base
plans for cottages are exempt from all but the garage standards of subsection E1 of this Section.
D. ADMINISTRATION:
AGENDA ITEM # a)
1. Review Process: Applications subject to these design regulations shall be processed as a component
of the governing land use process.
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.
E. REQUIREMENTS:
1. Site Building Design:
SCALE, BULK, AND CHARACTER: Well-designed homes with appropriate scale, bulk, and character
influence how people perceive and interact with their environment, impacting the overall sense of
community and privacy, as well as the livability of the neighborhood. Variety in the home design also
helps to minimize visual monotony and helps foster a 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.
Standards:
All zones
All design features, including porches, principal dormers, or other significant features,
shall be proportional to the primary building form and shall not dominate in a manner
inconsistent in the
Additionally, all of the following are required for detached dwellings:
1. A variety of elevations and models that demonstrate a variety of floor plans,
home sizes, and character shall be used;
2. Abutting, adjacent, and diagonal dwellings shall have differing architectural
elevations; and
3. No more than two (2) of the same model and elevation shall be built on the
same block frontage, or within the same cluster (when applicable).
COLOR PALETTES: The use of a variety in color palettes contributes to a sense of diversity of housing
stock in the community.
Guidelines: A diverse palette of colors shall be used on homes throughout the community to reduce
monotony of color or tone.
Standards:
AGENDA ITEM # a)
All zones
All of the following are required:
1. Color palettes for all new buildings, coded to the building elevations, shall be
submitted for approval;
2. For detached dwellings (excluding ADUs), abutting, adjacent, and diagonal
homes shall be of differing color;
3. To differentiate same models and elevations within a development, different
colors shall be used;
4. Multiple colors on buildings shall be provided; and
5. Gutters and downspouts shall be integrated into the color scheme of the
building and be painted to match the trim color, or an integral color of the
home.
BUILDING MATERIALS: The use of a variety of building materials contributes to the visual appeal of a
home and the community.
Guidelines: A diversity of building materials, appropriate to the architectural character of the home,
shall be used to add visual interest and reduce monotony of facade texture.
Standards:
All zones
All of the following are required:
1. Buildings shall incorporate a minimum of two (2) differing siding materials
(horizontal siding and shingles, siding and masonry or masonry-like material,
etc.) on street-facing facades. One alternative siding material must comprise a
minimum of thirty percent (30%) of the street-facing façade;
2. Material transitions or changes shall not occur at an exterior corner, but shall
wrap the corner 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;
3. Acceptable exterior wall materials include: wood, cement fiberboard, stucco,
stone, and standard sized brick ((3 1/2" x 7 1/2") or (3 5/8" x 7 5/8")); and
4. Simulated stone, wood, or brick may be used only for detailing and not for the
primary form of the building.
PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is
oriented to pedestrians. Prominent porches at the front entry provide opportunities for social
AGENDA ITEM # a)
interaction and can contribute to a sense of place for residents. Additionally, porches work to minimize
the appearance of bulk by breaking up the facade.
Guidelines: Entrances to homes shall be a prominent focal point and allow space for social interaction.
Front doors shall face a street or common open area. Homes located on corner lots shall engage the
street on both sides using design features such as wraparound porches or other similar design
elements.
Standards:
All zones
All of the following are required:
1. All ground-related dwelling units shall provide a covered porch entry with a
minimum depth of five feet (5'), unless the dwelling units are accessed entirely
from an internal common corridor, in which case the shared entry shall feature
a covered porch with a minimum depth of five feet (5');
2. Entries shall be a minimum height of twelve inches (12") above grade;
3. Entries shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space; and
4. Ground-related units that front two (2) streets shall engage both streets
utilizing design features that wrap the corner of the building, such as a
wraparound porch or pergola.
FACADE MODULATION: Building facades shall be modulated to break up long blank walls, add visual
interest, and enhance the character of the home. Facade modulation or articulation should contribute
to a sense of scale that is compatible with the neighborhood.
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:
All Zzones
One of the following are required:
1. Building facades that front a shared driveway, public street, park, common
green, pocket park, pedestrian easement, or open space shall provide at least
one articulation or change in plane of at least two feet (2') in depth, with a
AGENDA ITEM # a)
2. Detached ADUs with a total building area of 800 sq. ft. or less may substitute a
more prominent primary entry in lieu of façade modulation, provided that the
entry features a covered porch with a square footage no less than ten percent
(10%) of the total building area.
WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of
a home and contribute to the overall balance and integration of the building form. Additionally, when
they represent a significant amount of the building facade, they amplify the sense that the community
is oriented to people.
Guidelines: Windows and front doors shall serve as an integral part of the character of the home. Front
doors shall 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. Garage doors shall not contribute towards the minimum twenty five
percent (25%) window and door coverage on facades facing the street frontage or public spaces;
however, windows within the garage doors may be included.
Standards:
All zones
All of the following are required:
1. Windows and doors shall constitute a minimum of twenty-five percent (25%)
of the primary front façade;
2. Windows and doors shall constitute a minimum of twenty percent (20%) of the
secondary front façade when the home is located on a corner lot; and
3. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
ROOFS: Roof forms and profiles are an important component in the architectural character of homes
and contribute to the massing, 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.
Standards:
All Zzones
Both of the following are required:
1. A variety of roofing colors shall be used within a development and all roof
material shall be fire retardant; and
AGENDA ITEM # a)
2. Single-family residential subdivisions and cottage house 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 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:
All zones
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.
ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the
community. It helps foster the perception of quality design and helps reduce the apparent scale of the
home as seen from the street.
Guidelines: Architectural detailing shall be provided in a manner appropriate to the architectural
character of the home. Detailing, such as trim, columns, and/or corner boards, shall reflect the
architectural character of the home.
Standards:
All zones
All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounding all windows and
detailing all doors;
2. If only one siding material is used on any building facade 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;
3. At least one of the following architectural details shall be provided on each
home: dormers, shutters, knee braces, flower boxes, or columns;
AGENDA ITEM # a)
4. 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;
and
5. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Posts (6" x 6") may be allowed if chamfered and/or
banded. Exposed posts (6" x 6" or smaller) are prohibited.
GARAGES: The minimization of the visual impact of garages contributes to 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 view corridors. Alley access is preferred, where
feasible.
Standards:
All zones
All of the following are required:
1. 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;
2. For corner lots, attached garages shall not be located on the building corner
that fronts two streets (public street, private street, or shared driveway);
3. Garage doors shall contain a minimum of thirty percent (30%) glazing and/or
architectural detailing (e.g., trim and hardware); and
4. For cottage house developments, private garages are prohibited on individual
unit lots.
All zones
One of the following is required for all dwelling units, except ADUs:
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;
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;
3. The garage door does not face a public and/or private street or an access
easement;
4. The garage width represents no greater than fifty percent (50%) of the width
of the front facade at ground level; or
AGENDA ITEM # a)
5. The garage is detached.
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 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 view corridors. Alley access is
AGENDA ITEM # a)
encouraged. If used, shared garages shall be within an acceptable walking distance to the
housing unit it is intended 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,
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
AGENDA ITEM # a)
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.
2. Open SpaceLot Configuration:
LOT CONFIGURATION: Variety in the configuration of lots enhances the perception 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 residents. Lots shall be configured to encourage variety within the development. To the
maximum extent practicable, as defined by the Surface Water Design Manual, soils with good
infiltration potential shall be preserved.
Standards:
All zones
New lots shall be configured to achieve both of the following:
1. The location of stormwater infiltrating LID facilities shall be optimized,
consistent with the Surface Water Design Manual. Building and property line
setbacks are specified in the Surface Water Design Manual for infiltration
facilities; and
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-6 and R-8
One of the following is required of preliminary plat applications:
1. One out of every four (4) abutting lots on a street frontage shall provide a lot
width variation of at least ten feet (10') minimum;
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.
R-10 and All of the following are required:
AGENDA ITEM # a)
R-14 1. Developments of more than four (4) structures shall incorporate a variety of
home sizes, lot sizes, and unit clusters.
2. 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.
3. Lots accessed by easements or pipestems shall be prohibited.
LOT CONFIGURATION (COTTAGE HOUSE DEVELOPMENT): 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 street.
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 native 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 parks 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.
AGENDA ITEM # a)
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, 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
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 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%).
AGENDA ITEM # a)
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 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.
AGENDA ITEM # a)
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.
3. Residential DesignOpen 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 in conformance with RMC 4-4-070, Landscaping, and 4-4-
130, Tree Retention and Land Clearing Regulations. Where possible, existing native trees and shrubs,
rock outcroppings, and mature ornamental landscaping shall be preserved and incorporated in the
open space 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 parks 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. See RMC 4-1-240, Common
Open Space Substitutions, for common open space or park substitutions.
Standards for Parks:
R-10 and
R-14
Developments less than ten (10) net acres: Parks are allowed, but not required.
Developments greater than ten (10) net acres: A park comprising a minimum of one-
half (.5) acre is required, in addition to the common open space requirement.
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.
Standards for Common Open Space:
AGENDA ITEM # a)
R-10 and
R-14
Developments of three (3) or fewer dwelling units: Not required 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, 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
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 area is to be
landscaped with flowers, plants, and/or shrubs.
AGENDA ITEM # a)
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.
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 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.
AGENDA ITEM # a)
OPEN SPACE (COTTAGE HOUSE DEVELOPMENT): 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. All open space shall be designed in
conformance with RMC 4-4-070, Landscaping, and 4-4-130, Tree Retention and Land Clearing
Regulations.
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.
Standards for Private Yards:
All zones
Each individual cottage shall have a private yard that is at minimum two hundred and
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.
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.
Developments shall provide common open space as follows:
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
AGENDA ITEM # a)
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.
5. Common open space areas shall have a maximum slope of five percent (5%).
6. Obstructions, such as retaining walls and fences, shall be strategically placed
so as not to reduce usable open space.
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').
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.
4. Site Amenities, Equipment, and Utilities:
MAILBOXES
Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be
architecturally compatible with the homes.
All zones All of the following are required:
AGENDA ITEM # a)
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; and
3. Mailboxes shall be architecturally enhanced with materials and details that
reflect the home's architecture and character.
HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT
Guidelines: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact
neighbors.
All zones
Both of the following are required:
1. Hot tubs and pools shall only be located in back yards and designed to
minimize sight and sound impacts to adjoining properties. Pool heaters and
pumps shall be screened from view and sound insulated. Pool equipment must
comply with codes regarding fencing; and
2. Mechanical equipment shall only be located in the rear and side yards.
UTILITIES
All zones 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
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.
5. Shared Parking:
SHARED PARKING: Minimizing the visual impact of shared surface parking and parking structures
contributes to a more cohesive and aesthetically pleasing residential streetscape by softening the
AGENDA ITEM # a)
visibility of parking areas and integrating them more seamlessly into the surrounding environment.
Furthermore, buffering the visual impact of parking on adjacent properties improves a sense of privacy
in residential neighborhoods, and promotes a more pedestrian-friendly environment by making
parking areas less prominent.
Guidelines: The visual impact of parking areas and parking structures 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 unless appropriately screened. Alley
access is preferred, where feasible. Shared parking structures shall be within an acceptable walking
distance to the housing unit it is intended to serve. Shared surface parking and parking structures shall
comply with the regulations of RMC 4-4-080, Parking, Loading and Driveway Regulations.
General Standards:
All zones
Both of the following are required:
1. Each unit shall have a parking space assigned to it; and
2. For cottage house developments, parking shall be provided in designated areas
within the parent site, but not on individual unit lots.
Shared Parking Location Standards:
All zones
All of the following are required:
1. Shared parking shall be located no further than one hundred and sixty feet
(160') from any of the housing units to which it is assigned;
2. Shared parking structures and surface parking shall not be located between any
common open space and dwelling units; and
3. Shared parking structures and surface parking shall maintain a six-foot (6')
separation from any private yard space, and an eight-foot (8') separation from
any dwellings.
Shared Surface Parking Standards:
All zones Surface parking of five (5) or more spaces that are visible from a public right-of-way (not
including alleys) or adjacent to single-family uses, shall be screened.
Shared Parking Structure Design Standards:
All zones
All of the following are required for shared parking structures:
1. Shared parking structures shall not exceed forty-eight feet (48') in width;
AGENDA ITEM # a)
2. Shared parking structures shall include architectural details that are consistent
with the architectural character of the community, including but not limited to
trim, columns, and/or corner boards; and
3. If sides of the shared parking structure (enclosed) are visible from streets,
sidewalks, pathways, or trails, or other homes, architectural details shall be
incorporated in the design.
PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the
community is oriented to pedestrians. Features like porches and stoops at the front entry
provide opportunity for social interaction and can contribute to a sense of place for residents.
Additionally, porches work to minimize the appearance of bulk by breaking up the facade.
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 intersection 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 or 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:
AGENDA ITEM # a)
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 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 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 shall 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
AGENDA ITEM # a)
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 helping 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 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 massing, 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.
AGENDA ITEM # a)
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 adequately 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.
Guidelines: Architectural detail shall be provided that is appropriate to the architectural
character of the home. Detailing like trim, columns, and/or corner boards shall reflect the
architectural character of the house.
Standards:
RC and R-1 n/a
AGENDA ITEM # 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 appropriate to the architectural character of the
neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of
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.
Additionally, one of the following is required:
AGENDA ITEM # a)
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 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.
AGENDA ITEM # a)
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.
AGENDA ITEM # a)
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 unless 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;
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;
AGENDA ITEM # a)
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:
1. For each unit in the development, three hundred fifty (350) square feet
of common open space shall be provided.
AGENDA ITEM # a)
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 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:
AGENDA ITEM # a)
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.
3. Residential Design:
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 social interaction
and can contribute to a sense of place for residents. Additionally, porches work to minimize the
appearance of bulk by breaking up the facade.
Guidelines: Entrances to cottages shall be a focal point and allow space for social interaction.
Front doors shall face the common open area or a street and be on the facade closest to the
street.
AGENDA ITEM # a)
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; the 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
AGENDA ITEM # a)
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 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 while helping to foster a
perception of uniqueness of place.
AGENDA ITEM # a)
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 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
AGENDA ITEM # a)
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 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:
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 limited to detailing like trim, columns, and/or corner
boards.
Standards:
All zones All of the following are required:
AGENDA ITEM # a)
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
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 color 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 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;
AGENDA ITEM # a)
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 with 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
3. Mailboxes shall be architecturally enhanced with materials and details
architecture.
MECHANICAL EQUIPMENT:
AGENDA ITEM # a)
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.
AGENDA ITEM # a)
AGENDA ITEM # a)
4-2-116 (Reserved)ACCESSORY DWELLING UNIT RESIDENTIAL DESIGN STANDARDS:
A. PURPOSE:
Accessory dwelling units (ADUs) are intended to create affordable, flexible housing opportunities that
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 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:
AGENDA ITEM # a)
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 shall 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 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 bulk.
Standards:
AGENDA ITEM # a)
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 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:
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.
AGENDA ITEM # a)
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:
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
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.
AGENDA ITEM # a)
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 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 view 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
AGENDA ITEM # a)
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').
AGENDA ITEM # a)
AGENDA ITEM # a)
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 developments:
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.
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.
AGENDA ITEM # a)
In addition, if the primary structure on a site where an
accessory dwelling unit (ADU) is proposed does not
additional off-street parking space is required to obtain
approval.
Attached dwellings in R-10, R-
14, and RMF Zones:
Attached dwellings in R-10, R-14, and RMF Zones1: , 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 in
Commercial Zones:
1.0 per dwelling unit is required. A maximum of 1.75 per
dwelling unit is allowed.
Affordable housing dwelling
units:
A minimum of 1.0 for each 4 dwelling units is required. A
maximum of 1.75 per dwelling unit is allowed.
Middle housing dwelling units: See RMC 4-2-110F, Development Standards for Middle
Housing, for number of required parking spaces.
Accessory dwelling units: See RMC 4-2-110C, Development Standards for
Accessory Dwelling Units, for number of required parking
spaces.
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
AGENDA ITEM # a)
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
restrictedAffordable housing
dwelling units:
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
AGENDA ITEM # a)
ingress/egress within the site or extend into the public
right-of-way.
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:
minimum 5-foot perimeter landscaping area is
provided;
and
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.
AGENDA ITEM # a)
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.
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,
These uses follow the standards applied outside the
Center Downtown Zone.
AGENDA ITEM # a)
entertainment clubs, bowling
alleys, dance halls, dance
clubs, and other recreational
uses:
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,
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.
AGENDA ITEM # a)
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.
AGENDA ITEM # a)
AGENDA ITEM # a)
4-7-090 UNIT LOT SUBDIVISIONS:
A. PURPOSE:
This Section is intended to allow the creation of unit lots for townhouse, middle housing, 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 has received a Certificate of Occupancy before October 17,
2016.
3. New and Existing Middle Housing Development: Subdivisions in the RC, R-1, R-4, R-6, and R-8 zones
intended for the purpose of new or existing middle housing development.
34. 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.
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 street or a unit lot drive, in conformance with 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:
AGENDA ITEM # a)
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 FOR INDIVIDUAL UNIT LOTS:
1. Residential Development Standards: Individual unit lots created for townhouses, middle housing,
andor 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. Middle Housing 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.
bc. 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.
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.
AGENDA ITEM # a)
b. Middle Housing Development: The number of parking spaces required for middle housing
pursuant to RMC 4-2-110F.12, Parking and Driveway Standards, may be averaged and dispersed
among unit lots or within the parent site.
bc. Cottage House Development: The number of parking spaces required for cottage house
development pursuant to RMC 4-4-080.F.10.d, Parking Spaces Required Based on Land Use, may
be averaged and dispersed within the parent site; provided, that at least one (1) parking space is
provided for each unit lot.
4. Access:
a. Townhouse Development: Primary access for individual unit lots may be from a public alley.
b. Middle Housing Development: Vehicle access is only required for the parent site and not
individual unit lots. Primary access for individual unit lots may be from a public alley.
bc. Cottage House Development: Vehicle access is only required for the parent site and not
individual unit lots.
5. Existing Nonconforming Developments: Legally established existing townhouses, middle housing,
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,
middle housing, or cottage houses development 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
pursuant 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 (1) 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
AGENDA ITEM # a)
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
4. Density: The density of the parent site shall not exceed the maximum net density of the zone, except
for middle housing, which shall conform to the maximum number of dwelling units allowed pursuant to
RMC 4-2-110F.6, Maximum Dwelling Units per Legal Lot. Only one (1) 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.
b. Middle Housing and Cottage House Development: See RMC 4-2-115, Residential Design and
Open Space Standards.
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 perpe
association, unless otherwise agreed to by the City. The covenants, declarations and restrictions
association and opportunity to perform required maintenance, to recover any costs incurred by the
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:
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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.
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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.
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: orm Code for the Abatement of Dangerous
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-
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.
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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 dwelling units, number of lots, or building area
related to land area, and expressed as a ratio, i.e., one thousand (1,000) people per square mile, one
dwelling unit per acre, or one thousand (1,000) people lot per square mileacre.
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.
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M. DEPARTMENT: The Department of Community and Economic Development of the City of Renton,
unless otherwise specified.
N. DEPARTMENT ADMINISTRATOR: See ADMINISTRATOR.
O. DEPOSIT AREA: The designated area(s) where refuse, recyclables, and compostables will be stored.
OP. 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
70.105.010.
PQ. 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.
QR. 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.
RS. 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.
ST. 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.
TU. DEVELOPABLE AREA: Land area outside of critical areas, critical area and shoreline buffers, and
public rights-of-way that is otherwise developable.
UV. 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.
VW. 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.
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WX. 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.
XY. 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.
YZ. 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.
ZAA. 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.
AABB. DEVELOPMENT SERVICES DIRECTOR: The Director of the Development Services Division of the
Department of Community and Economic Development or designee.
BBCC. DISPLAY SURFACE: The area made available by the sign structure for the purpose of displaying
the advertising message.
CCDD. DISPLAY WINDOW: A window in a building facade intended for nonpermanent display of goods
and merchandise.
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DDEE. 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.
EEFF. DOCK: A fixed or floating platform extending from the shore over the water.
FFGG. DOUBLE CHECK VALVE ASSEMBLY: See RMC 4-6-100.
GGHH. DOUBLE-WALLED: See RMC 4-5-120G.
HHII. 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.
IIJJ. DRAINAGE AREA: The total area whose drainage water flows to and across the subject property.
JJKK. DREDGING: The removal of earth from the bottom or banks of a body of water.
KKLL. DRIP LINE:
edge of the tree canopy delineating the outermost extent of foliage in all directions.
LLMM. 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.
MMNN. 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/drive-
AGENDA ITEM # a)
through services at eating and drinking establishments, fast-food restaurants, coffee stands, and banks
and pharmacies. This definition excludes vehicle service and repair, vehicle fueling stations, and car
washes.
OO. DRIVEWAY, SHARED: A single driveway serving two (2) or more adjoining lots, parcels, or tracts for
the purposes of vehicular access. New shared driveways shall conform to the provisions of RMC 4-6-
060J, Shared Driveway Standards.
NNPP. DROP-OFF ZONE: A sidewalk area abutting a street intended for passengers to enter or exit
vehicles that are temporarily parked for that purpose.
OOQQ. 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 structures or portions of buildings structures meeting this definition, but
excludes boarding and lodging houses, accessory dwelling units, adult family homes, and 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),
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.
AGENDA ITEM # a)
PPQQRR. 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 aThis definition includes single single-family dwellings and cottages. This
definition does not include accessory dwelling units.
QQSS. DWELLING UNIT: A structure or portion of a structure designed, occupied, or intended for
occupancy as a single residential unit providing complete, independent living facilities with separated
living quarters, a kitchen, sleeping, and sanitary facilities provided for the exclusive use of a single
shower or bathtub. Dwelling units (attached or detached) include the following types:
1. Apartment(s): Multiple attached dwelling units in a residential building in which units may be
separately rented or owned. Unit entrances are provided from a common internal corridor and
2. Accessory dwelling unit(s): An independent subordinate dwelling unit that is located on the same lot
as a single-family dwelling, courtyard apartment, stacked flat, duplex, triplex, fourplex, and/or
townhouse, or on the same lot as a principal building actively operated with a nonresidential use by a
religious institution or social service organization. This may include units over detached garages.
3. Cottage(s): A detached, single-family dwelling unit that is oriented around a shared common open
space within a unit lot subdivision.
4. Courtyard Apartment(s): Attached dwelling units arranged on two or three sides of a yard or court.
5. 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.
7. Middle Housing: Attached dwelling units that are compatible in scale, form, and character with single-
family dwellings, having a permanent foundation, and containing two or more attached or stacked
homes, including duplexes, triplexes, fourplexes, townhouses, stacked flats, and courtyard apartments.
8. Single-Family: A detached dwelling unit which is not attached to any other dwelling unit(s) by any
means except fences, has a permanent foundation, and is surrounded by open space or yards. This
definition does not include accessory dwelling units or manufactured homes.
AGENDA ITEM # a)
9. Townhouse(s): A dwelling unit attached to one (1) 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.
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.
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4-11-200 DEFINITIONS T:
A. 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.
B. 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.
C. TAX LOT SEGREGATION: The separation of two (2) or more legal lots, as defined in RMC 4-11-120,
into individual tax parcels.
D. TAXI STAND: A facility for pick-up and drop-off of taxi patrons, typically characterized by an area for
queuing passengers and taxis.
E. TELECOMMUNICATIONS: The transmission, between or among points specified by the user, of
content of the information as sent
and received.
F. 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.
1. Managing Organization, Temporary Homeless Encampment: A group or organization that has the
capacity to organize and manage a temporary homeless encampment. A temporary encampment
2. Sponsor, Temporary Homeless Encampment: A religious institution which:
a. Owns the property or has an ownership interest in the property, for which a temporary
homeless encampment is to be located; and
b. 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
AGENDA ITEM # a)
c. Joins with the managing organization in an application for a temporary homeless encampment
permit.
G. TEMPORARY OR MANUFACTURED BUILDINGS USED FOR CONSTRUCTION: Construction site
buildings housing the office of construction/development management and sales staff for duration of
construction.
H. TEMPORARY USE: A use of limited term. Temporary uses may be established under special
circumstances for some temporary time period.
I. 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.
J. TERRACE: A relatively level step constructed in the face of a graded slope surface for drainage and
maintenance purposes.
K. 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.
L. 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
lowermost 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').
M. 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 uppermost 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').
1. Top of Excavation or Cut: The upper surface point where the excavation meets the original ground
surface.
AGENDA ITEM # a)
2. Top of Embankment: The upper surface point or line to which the side slope changes to horizontal or
meets original ground surface.
N. 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.
1. Class A: Trucks that are capable of towing and recovery of passenger cars, pickup trucks, small
trailers, or equivalent vehicles.
2. Class B: Trucks that are capable of towing and/or recovery of medium-size trucks, trailers, motor
homes, or equivalent vehicles.
3. Class E: Tow trucks designed and intended to transport vehicles entirely on a truck bed.
O. TOW TRUCK OPERATION: A facility that dispatches tow trucks for hire with no automotive storage
area for impounded vehicles.
P. TOW TRUCK OPERATION/AUTO IMPOUNDMENT YARD: A facility that dispatches tow trucks for hire
with associated automotive storage area for impounded vehicles.
Q. TOXIC SUBSTANCE: Those materials listed and documented by the American Conference of
Governmental Industrial Hygienists (ACGIH).
R. 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:
stormwater 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.
AGENDA ITEM # a)
S. TRADE OR VOCATIONAL SCHOOL: A school that provides postsecondary 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.
T. TRAILER, TRAVEL: See RECREATIONAL VEHICLE.
U. 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.
XV. TRANSITIONAL HOUSING:
RCW 84.36.043, and as thereafter amended.
YW. 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.
AGENDA ITEM # a)
ZX. 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.
AAY. 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.
1. 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:
a. The tree has a probable or imminent likelihood of failure; and
b. The tree has a medium or high likelihood of impact; and
c. The consequences of failure for the tree are significant or severe.
2. 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.
3. 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.
4. 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.
5. Tree, Small Species: A tree with a mature height of thirty feet (30') or less.
6. Tree, Medium Species: A tree with a mature height between thirty feet (30') and fifty feet (50').
7. Tree, Large Species: A tree with a mature height of fifty feet (50') or more.
BBZ. 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.
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CCAA. 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
structural integrity.
DDBB. 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.
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EECC. TREE TRIMMING:
of the tree by no more than forty percent (40%) during any consecutive twelve (12) months. Trimming
ive twelve (12) months shall be
. 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.
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