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CITY OF RENTON
AGENDA - City Council Regular Meeting
7:00 PM - Monday, June 16, 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. PROCLAMATION
a) Juneteenth Proclamation - June 18 - June 20, 2025
4. ADMINISTRATIVE REPORT
a) Administrative Report
5. 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 follow-up.
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.
6. 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 9, 2025.
Council Concur
b) AB - 3830 Community & Economic Development Department recommends execution of a
grant agreement with Way Back Inn and St. Stephen Housing Association, in the amount
of $500,000 from HB 1590 Sales and Use Tax funds, for the Steele House Townhome
project.
Refer to Finance Committee
c) AB - 3831 Community & Economic Development Department recommends execution of a
grant agreement with Homestead Community Land trust in the amount of $900,000 from
HB 1590 Sales and Use Tax funds, for the Willowcrest Phase 2 project.
Refer to Finance Committee
d) AB - 3861 Community & Economic Development Department recommends adoption of a
resolution approving the South King Housing and Homelessness Partners (SKHHP) 2026
work plan and operating budget.
Refer to Planning & Development Committee
e) AB - 3865 Community & Economic Development Department recommends execution of a
Purchase and Sales Agreement with Stacey Holdings, LLC, in the amount of $8,500,000
plus other associated closing costs, for King County parcels 3023059096, 3023059098,
3023059099, and 3023059091 for use as a future Parks Maintenance facility.
Refer to Finance Committee
f) AB - 3857 Executive Services Department requests approval to convert a vacant Public
Records Specialist position (salary grade a17) to Enterprise Content Specialist I/II (salary
grade a16 or a20, respectively), and approve additional appropriations to fully fund the
conversion.
Refer to Finance Committee
g) AB - 3859 Human Resources / Risk Management Department recommends execution of
the city's Property, Pollution, and Cyber Insurance policies, through Alliant Insurance
Services in the amount of $1,438,455.31, for the period July 1, 2025 through July 1, 2026.
Refer to Finance Committee
h) AB - 3862 Public Works Facilities Division requests authorization for an addition of one
Full Time Equivalent (FTE) - Capital Project Coordinator position to address the current
backlog of capital and repair maintenance project and support the successful delivery of
planned facility improvements; and authorize a budget allocation of $176,242 to fund the
position.
Refer to Finance Committee
7. 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) Public Safety Committee: 1) 2024 Use of Force Statistics
b) Transportation Committee: 1) Change Order No 41 to CAG-99-163 with Pivetta Brothers
Construction for the Rainier Avenue Corridor Improvements - Phase 4 Project; 2)
Addendum 10-25 to LAG-99-002 with 540 Renton Hangar LLC; 3) Weekend Closure of NE
44th Street and Lake Washington Blvd NE*
c) Utilities Committee: 1) Agreement with Skyway Water and Sewer District for the
Temporary Transfer of Sewer Service Area; 2) Amendment 4 with WSP USA for the Hardie
Avenue SW/SW 7th Street Storm System Improvement - Phase 3 Project
8. LEGISLATION
Resolution:
a) Resolution No. 4557: Authorizing NE 44th & Lake Washington Blvd NE Closure (See Item
7.b)
Ordinances for second and final reading:
b) Ordinance No. 6160: Middle Housing Code Update (D236) (First Reading 6/9/2025)
c) Ordinance No. 6161: Commercial to Residential Conversion (D-237) (First Reading
6/9/2025)
9. NEW BUSINESS
(Includes Council Committee agenda topics; visit rentonwa.gov/cityclerk for more
information.)
10. ADJOURNMENT
COMMITTEE OF THE WHOLE MEETING AGENDA
(Preceding Council Meeting)
5:45 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
Armondo Pavone II Mayor
PROCLAMATION
WHEREAS,we acknowtedge President Abraham Lincoln’s 1863 Emancipation Proclamation declared the end
of slavery,and also acknowtedge for slaves in Texas,freedom was not granted untit June 19,1 865;and
WHEREAS,we honor Opat Lee,the “Grandmother of Juneteenth”whose unwavering commitmentto garner
recognition of Juneteenth as a nationat holiday was granted by President Joe Biden in 2021;and
WHEREAS,this day is an opportunity to commemorate the invatuable contributions and achievements of
African Americans within our community,both past and present,and the continuous journey toward equality;and
WHEREAS,we recognize that our country and our city is made better by the contributions of African Americans
in all facets of society;and
WHEREAS,to signify this occasion not just in our African American community but for alt of us,the Juneteenth
flag will be proudly displayed at Renton City Halt from the morning of June 18th June 20th,2025;
NOW THEREFORE,I,Armondo Pavone,Mayor of the City of Renton,do hereby proclaim the celebration of
Juneteenth
in the City of Renton,and I invite all residents to join me in this significant observance that honors the
achievements and contributions of African Americans.
IN WITNESS THEREOF,I have hereunto set my hand and caused the seal of the City of Renton to be affixed
this(ofbJune 2025.
Ma>D1167do Pavone
City of Renton,Washington
1055 S Grady Way,Renton,WA 98057 II rentonwa.gov
AGENDA ITEM #3. a)
Mayor’s Office
Memorandum
DATE: June 12, 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
• Mark your calendar for Thursday, June 26, and get ready for a season of music,
sunshine, and good vibes. Join us at the Kidd Valley Stage at Gene Coulon Memorial
Beach Park for the Summer Concert Series. Concerts are a free, family-friendly
celebration of live music by the lake. Each event begins at 6:30 p.m. Visit
www.rentonwa.gov/events for a list of dates and event information.
• 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 17 through Friday, June 20, 7:00am-4:00pm. Eastbound lane closure on
N 8th St between Park Ave N and Garden Ave N for utility and road work by City crews.
Questions may be directed to Public Works Shops, 425-430-7400.
Monday, June 16 through Friday, June 20th, 8:00am-3:00pm. Intermittent lane closure
on NE 12th St from Union Ave NE to Pierce Pl NE for utility installation. Approved traffic
control plans were issued for all work and will be followed. Questions may be directed to
Casey Grant, 206-532-4380.
Monday, June 16 through Friday, June 20th, 8:00am-3:00pm. Intermittent lane closure
on S 21st St at Smithers Ave S for utility installation. Approved traffic control plans were
issued for all work and will be followed. Questions may be directed to Joel McCann, 425-
757-9595.
Monday, June 16 through Friday, June 20, 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 16 through Friday, June 20, 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.
AGENDA ITEM #4. a)
June 9, 2025 REGULAR COUNCIL MEETING MINUTES
CITY OF RENTON
MINUTES - City Council Regular Meeting
7:00 PM - Monday, June 9, 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
Ed Prince, Council Position No. 5
Ruth Pérez, Council Position No. 6
Kim-Khánh Vǎn, Council Position No. 7
Councilmembers Absent:
ADMINISTRATIVE STAFF PRESENT
Armondo Pavone, Mayor
Ed VanValey, Chief Administrative Officer
Patrice Kent, Senior Assistant City Attorney
Jason Seth, City Clerk
Eric Perry, Government Affairs Manager
Krista Kolaz, Risk Manager
Commander Chad Karlewicz, Police Department
Attended Remotely:
Judith Subia, Chief of Staff
Kari Roller, Finance Administrator
Martin Pastucha, Public Works Administrator
Matt Herrera, Planning Director
Ron Straka, Public Works Utility Systems Director
AGENDA ITEM #6. a)
June 9, 2025 REGULAR COUNCIL MEETING MINUTES
ADMINISTRATIVE REPORT
Administrative Report
CAO Ed VanValey 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:
• 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 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
• Ron Bensley, Renton, spoke about the country's current relationship with Canada and
recommended Renton add a Canadian city as an official Sister City.
• Tristen Kochen, Renton, spoke about traffic and pedestrian safety issues, and
recommended several options to enhance safety in the city.
• Art Jenkins, Renton, spoke about his nuisance neighbor. He thanked city staff for their
support on this issue and noted that several of his neighbors who are also affected by
the nuisance neighbor were in the audience.
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 recommended 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 recommended 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 recommended 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;
AGENDA ITEM #6. a)
June 9, 2025 REGULAR COUNCIL MEETING MINUTES
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 recommended 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 recommended 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 recommended 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.
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) Committee of the Whole: Chair Alberson presented a report recommending concurrence in the
staff recommendation to adopt the resolution supporting the placement of the 2026-2031
countywide Medic One/Emergency Medical Services Levy proposal on the November 2025 ballot.
MOVED BY ALBERSON, SECONDED BY PÉREZ, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
b) Community Services Committee: Chair O'Halloran presented a report recommending
concurrence in the staff recommendation to confirm the appointments of Sujata Acharya to a
term expiring December 31, 2027, Brooke Ciquera to a term expiring December 31, 2027, and
Alycia Ruiz to a term expiring December 31, 2028, to the Renton Municipal Arts Commission.
MOVED BY O'HALLORAN, SECONDED BY VǍN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
c) Planning and Development Committee: Chair Prince presented a report recommending
concurrence in the staff recommendation to present the 2025 Mid-Year Title IV Docket #20-A
items listed below to the Planning Commission for review. Following this review, staff and the
Planning Commission will present the code revisions to this Committee.
1. Indoor Recreation in IL and IM Zones
2. Impact Fees Related to Vacant Buildings
AGENDA ITEM #6. a)
June 9, 2025 REGULAR COUNCIL MEETING MINUTES
3. Large Site Master Plan Flexibility and Development Agreements
4. Valley Community Plan
5. Encourage Infill in CO Zone
6. Contractor’s Yard vs. Contractor’s Office
7. Fence Permits
8. Condominium Regulations
9. Design and Construction Manual
MOVED BY PRINCE, SECONDED BY MCIRVIN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
d) Planning and Development Committee: Chair Prince presented a report recommending
concurrence in the staff and Planning Commission recommendation to adopt the 2024 Title IV
Docket 19B item: D-236A Middle Housing Street Standards Update and that an ordinance for this
item be prepared and presented for first reading when completed.
MOVED BY PRINCE, SECONDED BY MCIRVIN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
e) Finance Committee: Chair Pérez presented a report recommending approval of the following
payments:
1. Accounts Payable – total payment of $17,119,600.06 for vouchers 10985-11003, 424607-
424611,424621-424942, 424951-425161; payroll benefit withholding vouchers 7682-
7703, 424612-424620, 424943-424950 and 3 wire transfers.
2. Payroll – total payment of $4,181,048.31 for payroll vouchers that include 1,377 direct
deposits and 33 checks. (04/16/25-04/30/25 and 05/01/25-05/15/25 pay periods).
3. Municipal Court vouchers 018737-018746 totaling $13,500.00.
MOVED BY PÉREZ, SECONDED BY O'HALLORAN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
f) Finance Committee: Chair Pérez presented a report recommending concurrence in the staff
recommendation to authorize the Mayor and City Clerk to execute the agreement with
Washington State Recreation and Conservation Office to accept $412,500 in grant funds with a
total of $137,500 matching component for a total of $550,000 for the Panther Creek at Talbot
Road S. Culvert Replacement Project.
MOVED BY PÉREZ, SECONDED BY O'HALLORAN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
g) Finance Committee: Chair Pérez presented a report recommending concurrence in the staff
recommendation to approve Supplement No. 3 to CAG-22-164 with Perteet, Inc. in the amount
of $1,454,268.03 for continued Construction Management and approve the budget adjustment
for $1,454,268.03 on the Rainier Avenue S Corridor Improvements – Phase 4 project.
MOVED BY PÉREZ, SECONDED BY O'HALLORAN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
h) Finance Committee: Chair Pérez presented a report recommending concurrence in the staff
recommendation to authorize hiring a PW/Facilities Maintenance Custodian Supervisor at pay
grade a23, step E and increase the PW/ Facilities Division funding in its 2025 - 2026 GL –
504.000000.015.518.30.10.000 budget by $7,482.00 from the general fund, to absorb the
increase in salary in 2026.
AGENDA ITEM #6. a)
June 9, 2025 REGULAR COUNCIL MEETING MINUTES
MOVED BY PÉREZ, SECONDED BY O'HALLORAN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
i) Finance Committee: Chair Pérez presented a report recommending concurrence in the staff
recommendation to approve the Option to Purchase Agreement for the 2712 Duvall Ave NE
property. The Committee further recommends authorization for the Mayor and City Clerk to
execute the Option to Purchase Agreement. The total Option to Purchase Agreement cost is
$2,000.00. The funding source is 316.332087.020.594.76.61.000. Acquisition of parcels
supporting conservation and continuity of the May Creek Greenway, and the future Northeast
Renton Park are identified in the current 6-Year Capital Investment Plan (CIP), but not budgeted
until 2027. Therefore, the necessary funds will be moved from the Northeast Renton Park budget
from funding source Park Mitigation, which has the necessary funds available, and is budgeted in
the 2025 CIP to cover the costs associated with this agreement.
MOVED BY PÉREZ, SECONDED BY O'HALLORAN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
j) Finance Committee: Chair Pérez presented a report recommending concurrence in the staff
recommendation to approve the amended reorganization request to convert the Senior Finance
Analyst (M25 step C) to Financial Operations Supervisor (M27 step D), effective June 16, 2025.
MOVED BY PÉREZ, SECONDED BY O'HALLORAN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
k) Finance Committee: Chair Pérez presented a report recommending concurrence in the staff
recommendation to authorize the Mayor and City Clerk to execute Amendment 1 to CAG-24-147
with the Washington State Department of Enterprise Services in the amount of $2,958,967.00
and approve additional funding in the amount of $1,440,442.00 to complete the McKinstry
Energy Services Company Phase 4 energy efficiency upgrades.
MOVED BY PÉREZ, SECONDED BY O'HALLORAN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
l) Finance Committee: Chair Pérez presented a report recommending concurrence in the staff
recommendation to approve the appropriation of additional funding in the amount of
$42,044.24 for the agreement with Schindler Elevator, DBA Eltec Systems, in the total amount of
$ 82,132.32, for the repair of elevator car number two at the City Center Parking Garage.
MOVED BY PÉREZ, SECONDED BY O'HALLORAN, COUNCIL CONCUR IN THE
COMMITTEE RECOMMENDATION. CARRIED.
LEGISLATION
Resolution:
a) Resolution No. 4556: A resolution of the City of Renton, Washington, approving placement of
a countywide ballot measure before voters in 2025 for a funding levy to support Medic
One/Emergency Medical Services (EMS) for the period from January 1, 2026, through
December 31, 2031, pursuant to RCW 84.52.069.
MOVED BY ALBERSON, SECONDED BY PÉREZ, COUNCIL ADOPT THE RESOLUTION
AS PUBLISHED. CARRIED.
AGENDA ITEM #6. a)
June 9, 2025 REGULAR COUNCIL MEETING MINUTES
Ordinances for first reading:
b) Ordinance No. 6160: An Ordinance of the City of Renton, Washington, amending 4-1-190;
Chapter 4-2 Sections -020, -060, -080, -100, -110, -115, and -116; 4-3-110; Chapter 4-4
Sections -015, -070, -080, -085, -090, -105, and -155; Chapter 4-7 Sections -090, -140, and -
150; 4-9-030; Chapter 4-10 Sections -020 and -050; and, Chapter 4-11 Sections –020, -030, -
040, -180 and -200 of the Renton Municipal Code, authorizing corrections, providing for
severability, and establishing an effective date.
MOVED BY PRINCE, SECONDED BY MCIRVIN, COUNCIL REFER THE ORDINANCE
FOR SECOND AND FINAL READING AT THE NEXT COUNCIL MEETING. CARRIED.
c) Ordinance No. 6161: An Ordinance of the City of Renton, Washington, amending Subsection
4-2-080.A.6, Sections 4-2-120a And 4-9-065, Chapter 4-10, and Section 4-11-130 of the
Renton Municipal Code to update Zoning And Development Regulations Relating to the
Creation of Additional Housing Units in Existing Buildings authorizing corrections, providing
for severability, and establishing an effective date.
MOVED BY PRINCE, SECONDED BY MCIRVIN, COUNCIL REFER THE ORDINANCE
FOR SECOND AND FINAL READING AT THE NEXT COUNCIL MEETING. CARRIED.
NEW BUSINESS
(Includes Council Committee agenda topics; visit rentonwa.gov/cityclerk for more information.)
ADJOURNMENT
MOVED BY PRINCE, SECONDED BY ALBERSON, COUNCIL ADJOURN. CARRIED. TIME 7:25 PM
Jason A. Seth, MMC, City Clerk
Jason Seth, Recorder
09 Jun 2025
AGENDA ITEM #6. a)
Council Committee Meeting Calendar
June 9, 2025
June 16, 2025
Monday
2:45 p.m. Utilities Committee, Chair Văn
Location: Council Conference Room/Videoconference *
1. Agreement with Skyway Water and Sewer District for the Temporary
Transfer of Sewer Service Area
2. Amendment 4 with WSP USA for the Hardie Avenue SW/SW 7th Street
Storm System Improvement - Phase 3 Project
3. Emerging Issues in Utilities *
• Zero Waste Plan *
3:30 p.m. Public Safety Committee, Chair Rivera
Location: Council Conference Room/Videoconference
1. 2024 Use of Force Statistics
2. Renton Regional Fire Authority (RRFA) Briefing *
3. Emerging Issues
• 5th/6th Streets & Park Ave Update
• Encampment and Homelessness Safety Update
4:45 p.m. Transportation Committee, Chair McIrvin
Location: Council Conference Room/Videoconference
1. Change Order No 41 to CAG-99-163 with Pivetta Brothers Construction
for the Rainier Avenue Corridor Improvements - Phase 4 Project
2. Addendum 10-25 to LAG-99-002 with 540 Renton Hangar LLC
3. Weekend Closure of NE 44th Street and Lake Washington Blvd NE
4. Emerging Issues in Transportation
• 2024 Renton Transportation Benefit District (TBD) Report
5:45 p.m. Committee of the Whole, Chair Alberson
Location: Conferencing Center
1. Pavilion and Piazza Update
7:00 p.m. Council Meeting
Location: Council Chambers/Videoconference
* updated 06/12/25
AGENDA ITEM #6. a)
AB - 3830
City Council Regular Meeting - 16 Jun 2025
SUBJECT/TITLE: Grant Agreement with Way Back Inn and St. Stephen Housing
Association for Steele House Townhome Development Project
RECOMMENDED ACTION: Refer to Finance Committee
DEPARTMENT: Community & Economic Development Department
STAFF CONTACT: Matt Herrera, Planning Director
EXT.: 6593
FISCAL IMPACT SUMMARY:
The total request for 2025 is $500,000 from the HB1590 fund. This proposal is FTE neutral.
SUMMARY OF ACTION:
In 2020, the Washington State Legislature approved, and the governor signed, House Bill 1590 amending RCW
82.14.530 (“HB 1590”). As amended by HB 1590, RCW 82.14.530 authorizes the council manic imposition of
a local sales and use tax that may not exceed 1/10 of 1% for specified housing and related services for targeted
population groups whose income is at or below 60% of median income.
Allowed uses of the funds include:
1. Constructing affordable housing.
2. Constructing mental and behavioral health-related facilities.
3. Funding the operations and maintenance costs of new units of affordable and facilities where housing-
related programs are provided, or newly constructed evaluation and treatment centers.
4. Funding the operation, delivery, or evaluation of mental and behavioral health treatment programs and
services or housing-related services.
a. Persons with behavioral health disabilities
b. Veterans
c. Senior Citizens
d. Persons who are homeless or at risk of being homeless, including families with children
e. Unaccompanied homeless youth or young adults
f. Persons with disabilities
g. Domestic violence survivors
At least 60% of the revenues collected must be used for above items 1, 2, and 3, with the balance used for item
4 above.
The affordable housing, facilities, and housing-related programs funded with the moneys collected from the
sales and use tax may only be provided to persons within any of the following population groups whose income
is at or below 60% of median income: persons with behavioral health disabilities, veterans, senior citizens,
homeless (or at risk of being homeless) families with children, unaccompanied homeless youth or young adults,
persons with disabilities, or domestic violence survivors.
AGENDA ITEM #6. b)
On October 5, 2020, the City Council unanimously adopted Ordinance 5983 which authorized the additional
sales and use tax for housing and related services in accordance with the legislation. The imposition of the tax
became effective January 1, 2021, and the City began to collect revenue in March 2021.
In 2021, the Washington State Legislature approved, and the governor signed, Engrossed House Bill 1070
further amending RCW 82.14.530 to include reference to the acquisition of facilities and modify target
populations to include all persons who are homeless or at-risk of being homeless.
On August 9, 2021, City Council authorized the Administration to proceed with committing $1,500,000 to the
RHA’s Sunset Gardens affordable housing project. It was the first time the city authorized distribution of HB
1590 funds for a capital project.Steele House townhome development project which is another capital project to
be used for affordable housing from HB1590 sales and use tax revenue is proposed.
Staff recommends approval of grant agreement with Way Back Inn and St. Stephen Housing
Associationamounting to $500,000 for the Steele House townhome development project.
EXHIBITS:
A. Issue Paper
B. Agreement
STAFF RECOMMENDATION:
Approve grant agreement and authorize the Mayor and City Clerk to execute said agreement with Way Back
Inn and St. Stephen Housing Association for the Steele House Townhome Development project amounting
$500,000 from HB 1590 Sales and Use Tax funds
AGENDA ITEM #6. b)
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 5, 2025
TO: James Alberson, Jr. Council President
Members of Renton City Council
VIA: Armondo Pavone, Mayor
FROM: Gina Estep, CED Administrator (x3615)
STAFF CONTACT: Matt Herrera, Planning Director (6593)
SUBJECT: Grant Agreement with Way Back Inn and St. Stephen
Housing Association for Steele House Townhome
Development Project amounting to $500,000
ISSUE:
Should the City Council approve an agreement to provide $500,000 grant funds to
Way Back Inn and St. Stephen Housing Association for the Steele House townhome
development project?
RECOMMENDATION:
Approve grant agreement and authorize the Mayor and City Clerk to execute said
agreement with Way Back Inn and St. Stephen Housing Association for the Steele
House Townhome Development project amounting $500,000 from HB 1590 Sales
and Use Tax funds.
BACKGROUND SUMMARY:
HB 1590 Funding
In 2020, the Washington State Legislature approved, and the governor signed,
House Bill 1590 amending RCW 82.14.530 (“HB 1590”). As amended by HB 1590,
RCW 82.14.530 authorizes the council manic imposition of a local sales and use tax
that may not exceed 1/10 of 1% for specified housing and related services for
targeted population groups whose income is at or below 60% of median income.
AGENDA ITEM #6. b)
Allowed uses of the funds include:
1. Constructing affordable housing.
2. Constructing mental and behavioral health-related facilities.
3. Funding the operations and maintenance costs of new units of affordable
and facilities where housing-related programs are provided, or newly
constructed evaluation and treatment centers.
4. Funding the operation, delivery, or evaluation of mental and behavioral
health treatment programs and services or housing-related services.
a. Persons with behavioral health disabilities
b. Veterans
c. Senior Citizens
d. Persons who are homeless or at risk of being homeless, including
families with children
e. Unaccompanied homeless youth or young adults
f. Persons with disabilities
g. Domestic violence survivors
At least 60% of the revenues collected must be used for above items 1, 2, and 3, with
the balance used for item 4 above.
The affordable housing, facilities, and housing-related programs funded with the
moneys collected from the sales and use tax may only be provided to persons within
any of the following population groups whose income is at or below 60% of median
income: persons with behavioral health disabilities, veterans, senior citizens,
homeless (or at risk of being homeless) families with children, unaccompanied
homeless youth or young adults, persons with disabilities, or domestic violence
survivors.
On October 5, 2020, the City Council unanimously adopted Ordinance 5983 which
authorized the additional sales and use tax for housing and related services in
accordance with the legislation. The imposition of the tax became effective January
1, 2021, and the City began to collect revenue in March 2021.
In 2021, the Washington State Legislature approved, and the governor signed,
Engrossed House Bill 1070 further amending RCW 82.14.530 to include reference to
the acquisition of facilities and modify target populations to include all persons who
are homeless or at-risk of being homeless.
On August 9, 2021, City Council authorized the Administration to proceed with
committing $1,500,000 to the RHA’s Sunset Gardens affordable housing project. It
was the first time the city authorized distribution of HB 1590 funds for a capital
project. Steele House townhome development project which is another capital
project to be used for affordable housing from HB1590 sales and use tax revenue is
proposed.
AGENDA ITEM #6. b)
Staff recommends approval of grant agreement with Way Back Inn and St. Stephen
Housing Association amounting to $500,000 for the Steele House townhome
development project.
Steele House townhome development project
Way Back Inn and St. Stephen Housing Association merged on November 30, 2024
to form a united organization that will better serve their shared mission of providing
essential housing support to vulnerable populations. They are proposing a new
housing development on a 16,517 square foot (0.38 acres) parcel in the Highlands
Community Planning Area located at 3001 NE 16th St.
The property is currently developed with a 1940s era duplex. The St. Stephen
Housing Association is proposing to remove the existing structure and construct six
(6)new townhomes. These will be three-bedroom units that will be used to house
persons who have been homeless or at risk of being homeless, specifically women
and families with children. Support services are provided with weekly in person
meetings at the homes.
The total project estimated cost for the Steele House Townhomes is $2.1 million.
The land cost is not included in the total cost because the land is owned by Way
Back Inn. Grant funds amounting to $500,000 is requested from the HB 1590
revenue to help the applicant initiate the development process and leverage for
additional funding from other organizations. They currently have site plan, floor
plans and renderings . The requested $500,000 would provide seed money to assist
in their preparation of architectural and engineering documents to begin the
entitlement process and help them to be more competitive in their applications to
other affordable housing funders as they work toward full funding.
FISCAL IMPACT:
The total request for 2025 is $500,000 from the HB1590 fund. This proposal is FTE
neutral.
CONCLUSION:
Staff recommends approving grant agreement with Way Back Inn and St. Stephen
Housing Association and authorizing the Mayor and City Clerk to execute said
agreement amounting to $500,000 for the Steele House Townhome Development
project. The project proposal would meet the HB1590 funding criteria for area
median income limitations and population groups, secure the ability for St. Stephen
to leverage these dollars for additional funding from other organizations, and
provide them seed money to begin the entitlement process.
AGENDA ITEM #6. b)
STEELE HOUSE TOWNHOME DEVELOPMENT PROJECT
GRANT BENEFICIARY AGREEMENT
SALES AND USE TAX AFFORDABLE HOUSING FUND GRANT
THIS AGREEMENT, dated for reference purposes only as March 31, 2025, is by and between
the City of Renton (the “City”), a Washington municipal corporation, and St. Stephen
Housing Association (“SSHA”) (“Grantee”), a Washington State non-profit corporation and
sets forth the terms and conditions under which the City will provide a grant to SSHA from
the city’s sales and use tax revenue from 2021 to present.
The City and the Grantee are referred to collectively in this Agreement as the “Parties.” Once
fully executed by the Parties, this Agreement is effective as of the last date signed by both
parties.
RECITALS:
WHEREAS, Renton adopted Ordinance No. 5983 (October 5, 2020) authorizing sales and
use tax funds for housing and related services in accordance with RCW 82.14.530, as
amended; and
WHEREAS, RCW 82.14.530 authorizes, under specified circumstances, the imposition of a
local sales and use tax that may not exceed one-tenth of one percent for: “(i) constructing
or acquiring affordable housing, which may include emergency, transitional, and supportive
housing and new units of affordable housing within an existing structure, and facilities
providing housing-related services, or acquiring land for these purposes;” (RCW
84.14.530(2)(a)(i)); and
WHEREAS, pursuant to RCW 82.14.530(2), the affordable housing and facilities providing
housing-related programs constructed with the moneys collected from the sales and use
tax may only be provided to persons within any of the following population groups whose
income is at or below sixty percent (60%) of King County median income: persons with
behavioral health disabilities; veterans; senior citizens; homeless (or at risk of being
homeless), including families with children; unaccompanied homeless youth or young
adults; persons with disabilities; or domestic violence survivors; and
WHEREAS, SSHA’s project (“Steele House Townhome Development Project” or “Project”)
is a new construction project which will help increase the available supply of affordable
housing in Renton; and
AGENDA ITEM #6. b)
PAGE 2 OF 14
WHEREAS, Steele House Townhome Development Project is comprised of six (6)
townhomes, comprised of no less than three (3) bedroom units for families experiencing
homelessness or at risk of being homeless including survivors of domestic violence and
those impacted by behavioral health disabilities; and
WHEREAS, all six (6) townhomes will be reserved as rental housing opportunities to
households that are eligible under RCW 82.14.530 and earn no more than sixty percent
(60%) of the King County median income as established by the U.S. Department of Housing
and Urban Development (HUD); and
WHEREAS, the City is authorized to award this Sales and Use Tax Grant in support of the
Project pursuant to RCW 35.21.685.
NOW, THEREFORE, in consideration of the mutual benefits and covenants herein referred
to, and incorporating the language above in this Agreement, it is hereby agreed by and
between the Parties as follows:
AGREEMENT
1. Grant Amount. The total amount to be awarded to Grantee under the program is not
to exceed $500,000.00 (five hundred thousand dollars) of sales and use tax revenue
collected by the City pursuant to RCW 82.14.530 between January 1, 2021 and the
date of execution of this Agreement, as a reimburseable sum according to the
disbursement process noted below. Except as specifically provided herein, the
Grantee shall be solely responsible for payment of any taxes imposed as a result of
this Agreement.
a. Award Disbursement.
i. Disbursement: The award will be disbursed based on actual
reimbursable expenses described in paragraph 4 of this
Agreement.
ii. Invoice: On a monthly, or no less than quarterly basis during any
quarter during which reimburseable expenses are incurred,
Grantee shall submit an invoice in a format acceptable to the City,
including a description of what work has been performed, and
supporting documentation including, but not limited to, invoices or
reports showing completion of work for which reimbursement is
sought.
iii. No waiver: Payment for any reimbursement shall not
constitute a waiver by the City of any remedies it may have for any
breach of this Agreement by the Grantee.
AGENDA ITEM #6. b)
PAGE 3 OF 14
iv. If sufficient funds are not appropriated or allocated for payment
under this Agreement for any future fiscal period, the City shall not
be obligated to make disbursements for amounts incurred after the
end of the current fiscal year. No penalty or expense shall accrue
to the City in the event this provision applies.
b. Contingent Funding. Funding is contingent upon SSHA obtaining a
Certificate of Occupancy by May 1, 2029, and ensuring that for a minimum
period of fifty (50) years, the six (6) townhomes remain as affordable to
households that are eligible under RCW 82.14.530 and earn no more than
sixty percent (60%) AMI.
c. Repayment of Funds; Recoupment. If any funds provided to Grantee
were used in a manner that is not consistent or allowable as outlined in
this Agreement, Grantee shall return funds to City in the amount
determined to be ineligible at the then-value of funds disbursed (e.g., 2035
value of $900,000.00 in 2025. Grantee further agrees that it is financially
responsible for and will repay the City any and all indicated amounts
following an audit exception (i.e., breakdown of internal controls that may
result in failure to meet grant outcomes) which occurs due to Grantee’s
failure, for any reason, to comply with the terms of this Agreement. This
duty to repay the City shall not be diminished or extinguished by the
termination of the Agreement.
i. If the Certificate of Occupancy is not obtained by May 1, 2029 or the
units subject to this Agreement, or units reserved for households
per the terms of this Agreement for the entire period (at least 50
years), Grantee agrees to repay the entire disbursement provided,
plus interest, unless such interest is otherwise waived by the
Renton City Council, upon receipt of repayment demand by the City
of Renton.
ii. In the event of repayment demand, the award disbursed shall bear
interest at the rate of twelve percent (12%) per annum from the date
of the execution of the Agreement. The repayment of the
disbursement with interest shall not excuse or cure any default by
Grantee under the Agreement.
iii. If the interest rate specified is higher than the rate then permitted
by law, the interest rate shall be decreased to the maximum legal
interest rate then permitted by law.
2. Term.This Agreement shall be in effect from the date of mutual execution, or May 1,
2025, whichever is later and terminate fifty (50)years from the date of execution or
May 1, 2075, whichever is later. This term may be extended by mutual written
agreement as described in , or the Agreement may be earlier terminated according
to the process and terms at paragraph 3.
AGENDA ITEM #6. b)
PAGE 4 OF 14
3. Termination.
The City reserves the right to terminate this Agreement as follows:
a. Termination for convenience. The City reserves the right to terminate this
Agreement prior to disbursement of funds with thirty (30) days advance
notification to SSHA.
b. Termination for lack of appropriation or allocation of funds. The City
reserves the right pursuant to 1.a.iv. of this Agreement.
c. Termination for Breach. The City reserves the right to terminate this
Agreement in the event SSHA fails to meet material terms of this
Agreement during its term.
d. Repayment. In the event of Termination after disbursement of any funds,
such Termination will result in an immediate demand for all disbursed
funds, with interest pursuant to 1.c.ii of this Agreement.
4. Scope of Work. Pursuant to Exhibit A, attached hereto, Grantee shall construct six
(6) townhomes with no fewer than three (3) bedrooms within each unit. All units are
reserved for households that are eligible under RCW 82.14.530 and with a household
income not more than 60% of the King County median income; this reservation will
be in place for the entire term of this Agreement. With respect to the Steele House
Townhome Development Project, and for the entire term of the Agreement, Grantee
agrees to:
a. construct the Steele House Townhome Development Project
substantially as presented to the City in Exhibit A – attached hereto and
incorporated by reference ( six (6)-unit townhome with no fewer than three
(3) bedrooms within each unit); and
b. to the extent that Grant funds under this Agreement are used for
construction, to comply with Washington state prevailing wage
requirements for residential construction for the entire project (all 6 units);
and
c. submit a copy of the Certificate of Occupancy for the Project not later than
May 1, 2029; and
d. rent all residential dwelling units in the Project to populations eligible
under RCW 82.14.530; and
e. submit an annual written certification and report to the CED Administrator
identified in paragraph 11 not later than May 31 for the preceding calendar
year including such information the City may deem necessary or useful,
and at a minimum to include:
i. Certification that Grantee has been in compliance with affordable
housing requirements and other responsibilities described in this
Agreement; and
ii. Breakdown of rental units leased during the year; and
iii. Household income for each dwelling unit during the year; and
AGENDA ITEM #6. b)
PAGE 5 OF 14
iv. The City will accept annual certification and reports in a form
Grantee provides to regulatory agencies; and
f. Execute and record restrictive covenant in a form acceptable to the City to
maintain units as affordable under the terms of this Agreement.
5. Grantee Responsibilities.
a. Grantee understands and agrees that funds provided under this
Agreement may only be used in compliance with RMC 5-10 and RCW
82.14 and any other applicable provisions of law.
b. The Grantee understands and acknowledges that providing false
information on any documents submitted to the City or its designees as
part of the Grantee’s participation in the Grant may constitute fraud,
justify termination of this Agreement, trigger the Grantee’s obligation to
return funds, and may be subject to civil and/or criminal penalties and/or
sanctions.
c. No Employee Relationship. The Grantee understands and acknowledges
that neither the Grantee nor any officer, employee or agent of the Grantee
shall be considered to be an employee of the City, nor entitled to any
benefits accorded City employees, by virtue of the services provided
under this Agreement. The City shall not be responsible for assuming the
duties of an employer with respect to the Grantee or any employee of the
Grantee.
d. Non-discrimination. During the performance of this Agreement, Grantee
and its subcontractors shall comply with all federal and state
nondiscrimination laws, including but not limited to, chapter 49.60 RCW,
Washington’s Law Against Discrimination, and 42 U.S.C. 12101 et seq.,
the Americans with Disabilities Act (ADA). In the event of Grantee’s
noncompliance or refusal to comply with any nondiscrimination
law,regulation, or policy, this Agreement may be rescinded, canceled, or
terminated in whole or in part.
e. Insurance. SSHA shall procure and maintain for the duration of the
Agreement, insurance against claims for injuries to persons or damage to
property which may arise from or in connection with performance of the
work hereunder by SSHA, their agents, representatives, employees or
subcontractors.
i. No Limitation: The maintenance of insurance by SSHA, as required
by this Agreement, shall not be construed to limit the liability of
SSHA to the coverage provided by such insurance, or otherwise
limit Renton’s recourse to any remedy available at law or in equity.
ii. SSHA shall secure and maintain:
AGENDA ITEM #6. b)
PAGE 6 OF 14
1. Commercial general liability insurance in the minimum
amounts of $1,000,000 for each occurrence/$2,000,000
aggregate for the Term of this Agreement.
2. Professional liability insurance, in the minimum amount of
$1,000,000 for each occurrence, shall also be secured for any
professional services being provided to Renton that are
excluded in the commercial general liability insurance.
3. Automobile Liability insurance: With a minimum combined
single limit for bodily injury and property damage of $1,000,000
for each accident. This is required of all SSHA and professional
service providers where a vehicle will be used on the contract.
Renton may request a copy of Consultant’ driving record
abstract.
4. Workers’ compensation coverage, as required by the Industrial
Insurance laws of the State of Washington, shall also be
secured.
5. It is agreed that on SSHA’s commercial general liability policy,
the City of Renton will be named as an Additional Insured on a
non-contributory primary basis. Renton’s insurance policies
shall not be a source for payment of any SSHA Contractor
liability.
6. Subject to Renton’s review and acceptance, a certificate of
insurance showing the proper endorsements, shall be delivered
to Renton before executing the work of this Agreement.
7. SSHA shall provide Renton with written notice of any policy
cancellation, within two (2) business days of their receipt of
such notice.
8. Termination: Notwithstanding any other provision of this
Agreement, the failure of SSHA to comply with the above
provisions of this section shall subject this Agreement to
immediate termination without notice to any person in order to
protect the public interest.
9. Subcontractors. SSHA shall ensure that each subcontractor of
every tier obtain at a minimum the same insurance coverage
and limits as stated herein for SSHA.
6. Scope of Eligible Expenditures:
a. Grant funds awarded under this Agreement may only be used to pay or
reimburse expenditures directly related to the construction of residential
dwelling units of the Steele House Townhome Development Project.
Specifically, expenses to be reimbursed may include Grantee-accepted
invoices from the primary construction contractor dating from the time
AGENDA ITEM #6. b)
PAGE 7 OF 14
such contract was entered, which may pre-date the date of execution of
this contract but in any case were invoiced to Grantee not earlier than May
1, 2025.
b. Grant funds awarded under this Agreement may be lent by Grantee to an
entity in which Grantee retains sole management control (e.g., sole
general partner in an LLC or sole partner in a Limited Partnership) for the
purposes of the Scope of Work, so long as the entity complies with all
terms of this Agreement.
c. No grant funds awarded under this agreement shall be used to pay or
reimburse costs for expenditures for which Grantee has received any
other funding, whether state, federal or private in nature, for that same
expense.
7. Location of Project.
a. King County Tax Parcel Number: 7227801475
b. Legal Description: RENTON HIGHLANDS # 2 CORRECT PLAT
8. Records: Maintenance, Access, Disclosure
a. Grantee shall maintain all records and accounts with respect to all
matters covered by this Agreement, including personnel, property,
financial, and programmatic records and documents sufficient to
evidence compliance with RMC 5-10 and RCW 82.14 regarding the
foregoing. At a minimum, retained records shall include:
i. Notice of Grant Award;
ii. A copy of this Agreement;
iii. Correspondence regarding budget revision requests;
iv. Copies of all invoices and reports submitted to the City of Renton
for this project.
b. These records shall be maintained for as long as may be required by
applicable Washington State records retention laws, but in any case for a
period of six (6) years after termination of this Agreement, whichever is
later, to ensure proper accounting for all funds and compliance with the
Agreement.
c. If any litigation, claim or audit is started before the expiration of the six (6)
year period provided in Section 5(b) above, the records shall be retained
until all litigation, claims, or audit findings involving the records have been
resolved.
a. The City or their authorized representative(s) shall have the right of access
to records (electronic and otherwise) of Grantee in order to conduct audits
or other investigations.
AGENDA ITEM #6. b)
PAGE 8 OF 14
b. Grantee acknowledges that records may be subject to disclosure under
the Public Records Act, Ch. 42.56 RCW.
i. To the full extent the City determines necessary to comply with the
Washington State Public Records Act, Grantee shall make a due
diligent search of all records in its possession or control relating to
this Agreement and the Work, including, but not limited to, e-mail,
correspondence, notes, saved telephone messages, recordings,
photos, or drawings and provide them to the City for production.
ii. In the event Grantee believes said records need to be protected
from disclosure, it may, at Grantee’s own expense, seek judicial
protection. Grantee shall indemnify, defend, and hold harmless
the City for all costs, including attorneys’ fees, attendant to any
claim or litigation related to a Public Records Act request for which
Grantee has responsive records and for which Grantee has
withheld records or information contained therein, or not provided
them to the City in a timely manner.
iii. Grantee shall produce for distribution any and all records
responsive to the Public Records Act request in a timely manner,
unless those records are protected by court order. The provisions
of this section shall survive the expiration or termination of this
Agreement.
6. Disclaimer by the City. The City expressly disclaims any and all responsibility or liability
to Grantee or third persons for the actions of Grantee or third persons resulting in
death, bodily injury, property damages, or any other losses resulting in any way from
the performance of this Agreement or any other losses resulting in any way from the
performance of the Agreement, or any subcontract thereto. This Agreement does not
in any way establish an agency relationship between or among the City and/or
Grantee.
7. Conflict of Interest.
a. Grantee designees, agents, members, officers, employees, consultants,
and any other public official who exercises or who has exercised any
functions or responsibilities with respect to the Program during his or her
tenure, or who is in a position to participate in a decision-making process
or gain inside information with regard to the Program, are barred from any
interest, direct or indirect, in any grant or proceeds of the Program, or
benefit there from, which is part of this Agreement at any time during or
after such person's tenure.
b. The City’s Code of Ethics and Washington State law prohibit City
employees from soliciting, accepting, or receiving any gift, gratuity or favor
from any person, firm or corporation involved in a contract or transaction.
AGENDA ITEM #6. b)
PAGE 9 OF 14
To ensure compliance with the City’s Code of Ethics and state law, the
Grantee shall not give a gift of any kind to City employees or officials.
Grantee also confirms that Grantee does not have a business interest or a
close family relationship with any City officer or employee who was, is, or
will be involved in selecting the Grantee, negotiating or administering this
Agreement, or evaluating the Grantee’s performance of the Work.
8. Waiver/Conflict of Terms.
a. Any waiver by the Grantee or the City of the breach of any provision of this
Agreement by the other party will not operate, or be construed, as a waiver
of any subsequent breach by either party or prevent either party from
thereafter enforcing any such provisions.
b. In the event of any inconsistencies between Grantee proposals and this
Agreement, the terms of this Agreement shall prevail. Any
exhibits/attachments to this Agreement are incorporated by reference
only to the extent of the purpose for which they are referenced within this
Agreement. To the extent a Grantee prepared exhibit conflicts with the
terms in the body of this Agreement or contains terms that are extraneous
to the purpose for which it is referenced, the terms in the body of this
Agreement shall prevail and the extraneous terms shall not be
incorporated herein.
9. Modification. This Agreement may only be amended by written agreement signed by
both Parties.
10. Notices. Any notice required under this Agreement will be in writing, addressed to the
appropriate party at the address which appears below (as modified in writing from
time to time by such party), and given personally, by registered or certified mail,
return receipt requested, by facsimile or by nationally recognized overnight courier
service. Time period for notices shall be deemed to have commenced upon the date
of receipt, EXCEPT facsimile delivery will be deemed to have commenced on the first
business day following transmission.
Email and telephone may be used for purposes of administering the Agreement, but
should not be used to give any formal notice required by the Agreement.
CITY OF RENTON
Matt Herrera, Planning Director
City of Renton
GRANTEE
Ann Allen, Executive Director
St. Stephen Housing Association
13055 SE 192nd St
Renton, WA 98058
AGENDA ITEM #6. b)
PAGE 10 OF 14
Department of Community & Economic
Development
1055 South Grady Way
Renton, WA 98057
(425) 430-6593
mherrera@rentonwa.gov
(253) 638-9798
aallen@ststephenhousing.org
11. Successors and Assigns: Neither the City nor the Consultant shall assign, transfer or
encumber any rights, duties or interests accruing from this Agreement without the
written consent of the other.
12. Severability. In the event any term or condition of this Agreement or application thereof
to any person or circumstances is held invalid, such invalidity shall not affect other
terms, conditions, or applications of this Agreement that can be given effect without
the invalid term, condition, or application. To this end, the terms and conditions of
the Agreement are declared severable.
13. Governing Laws. Any lawsuit or legal action brought by any party to enforce or interpret
this Agreement or any of its terms or covenants shall be brought in the King City
Superior Court for the State of Washington at the Maleng Regional Justice Center in
Kent, King City, Washington, or its replacement or successor.
14. Indemnification. To the maximum extent permitted by law, Grantee shall, at its cost and
expense, protect, defend, indemnify, and hold harmless the City, its directors,
officers, employees, and agents, from and against any and all demands, liabilities,
causes of action, costs and expenses (including attorneys’ fees), claims, judgments,
or awards of damages, arising out of or in any way resulting from the acts or
omissions of Grantee, its directors, officers, employees, or agents, relating in any
way to Grantee’s performance or non-performance under the Agreement. Grantee
agrees that its obligations under this paragraph extend to any demands, liabilities,
causes of action, or claims brought by, or on behalf of, any of its employees or
agents. For this purpose, Grantee, by mutual negotiation, hereby waives, as respects
the City only, any immunity that would otherwise be available against such claims
under any industrial insurance act, including Title 51 RCW, other Worker’s
Compensation act, disability benefit act, or other employee benefit act of any
jurisdiction which would otherwise be applicable in the case of such claim. These
indemnification obligations shall survive the termination of the Agreement.
a. SSHA Agency Indemnification. SSHA represents to Renton that it has or
will have adequate supervision and that all applicable rules, regulations,
statutes and ordinances will be complied with in their entirety. SSHA
AGENDA ITEM #6. b)
PAGE 11 OF 14
agrees to indemnify, hold and defend Renton, its elected officials, officers,
employees, agents and volunteers harmless from any and all claims,
demands, losses, actions, violations and liabilities (including costs and all
attorney’s fees) to or by any and all persons or entities, including without
limitation, their respective agents, licensees, or representatives, arising
from, resulting from, or connected with the Agreement to the extent
caused by the negligent acts, errors, or omissions of SSHA, its partners,
shareholders, agents, employees, or by SSHA’s breach of this Agreement.
SSHA waives any immunity that may be granted to it under the Washington
State Industrial Insurance Act, Title 51 RCW. SSHA’s indemnification shall
not be limited in any way by any limitation of the amount of damages,
compensation, or benefits payable to or by any third-party under workers’
compensation acts, disability benefit acts, or any other benefits acts or
federal, state or municipal benefits programs.
b. SSHA agrees that it is as fully responsible to Renton for the acts and
omissions of its subcontractors and their employees and agents, as it is
for the acts and omissions of its own employees and agents.
15. Joint Drafting Effort. This Agreement shall be considered for all purposes as prepared
by the joint efforts of the Parties and shall not be construed against one party or the other
as a result of the preparation, substitution, submission or other event of negotiation,
drafting or execution.
16. Third-Party Beneficiaries. Nothing in this Agreement is intended to, nor shall be
construed to give any rights or benefits in the Agreement to anyone other than the
Parties, and all duties and responsibilities undertaken pursuant to this Agreement will
be for the sole and exclusive benefit of the Parties and no one else.
17. Binding Effect. The Parties each bind themselves, their partners, successors, assigns,
and legal representatives to the other party to this Agreement, and to the partners,
successors, assigns, and legal representatives of such other party with respect to all
covenants of the Agreement.
18. Complete Agreement. This Agreement sets forth the complete expression of the
agreement between the Parties, and any oral representations or understandings not
incorporated herein are excluded. The Parties may execute this Agreement in any
number of counterparts, each of which shall constitute an original, and all of which
will together constitute this one Agreement.
**SIGNATURE PAGE TO FOLLOW **
AGENDA ITEM #6. b)
PAGE 12 OF 14
IN WITNESS WHEREOF, the Parties have voluntarily entered into this Agreement as of the
date last signed by the Parties below.
CITY OF RENTON
By:_____________________________
GRANTEE
By:____________________________
Armondo Pavone
Mayor
Ann Allen
Executive Director
_____________________________
Date
_____________________________
Date
Attest
_____________________________
Jason A. Seth
City Clerk
Approved as to Legal Form
By: __________________________
Shane Maloney
City Attorney
AGENDA ITEM #6. b)
PAGE 13 OF 14
CITY OF RENTON
STEELE HOUSE TOWNHOME DEVELOPMENT PROJECT
ST. STEPHEN HOUSING ASSOCIATION/WAY BACK INN FOUNDATION
EXHIBIT A
PROJECT NARRATIVE AND BUDGET
Project Title: Steele House Townhome Development
Project
Funding Start Date:
May 1, 2025 (tentative)
Address: 3001 NE 16th St. Renton Amount of requested funding:
$500,000
Legal Description: RENTON HIGHLANDS # 2 CORRECT PLAT
City Contact: Margarette Bravo, Planning Technician
425 430 6555/mbravo@rentonwa.gov
SSHA Contact: Ann Allen, Executive Director
(253) 638-9798/aallen@ststephenhousing.org
Name of Grantee Signatory: Ann Allen, Executive Director- St. Stephen Housing
Association
1. Project Narrative and Scope summary
The Steele House Project is the planned building of six (6) townhomes comprised of
three (3) bedroom units for families experiencing homelessness for permanent housing
on existing owned property).. Property overview: The property is already owned by the
project sponsor and currently a duplex is on the site. The address is 3001 NE 16th,
Renton, 98056. The property was purchased in 2016. The existing structure is a 1940’s
era duplex. The plan includes demolition of current structure. Phase 1 ESA has been
completed.The neighborhood is characterized by a diverse mix of economic classes
and races, reflecting the diversity of the families we intend to serve. The Steele House
project is expected to have a positive impact on the surrounding community. By
providing stable housing to families experiencing homelessness, we will contribute to
the overall well-being of the neighborhood.
2. Goal of the project
By addressing homelessness and providing stable housing, Steele House will help
improve the quality of life for both the families we serve and the broader community.
Larger three-bedroom units will be available to accommodate families with children
AGENDA ITEM #6. b)
PAGE 14 OF 14
and multigenerational households. To ensure the safety of at-risk families experiencing
interpersonal violence, units will include attached enclosed garages. The project's
focus on helping families through low-income housing onto long term permanent
housing and breaking the cycle of poverty is a powerful strategy for promoting
community integration. By addressing fundamental needs like economic stability and
educational opportunities, the project empowers families to become active and
contributing members of the broader community.
3. Cost and Timeline
The property is owned by St. Stephen Housing Association (acquired through he merger
with Way Back Inn). It is valued at $638,000 and SSHA has allocated an additional
$500,000 for support for the operating cost of the facility. SSHA anticipates the total
project cost to be approximately $3,000,000 for complete development and
construction of the project. The $500,000 seed funding will cover the initial costs for
final architectural design, submission for permit approval and the beginning stages of
construction. SSHA committed to leveraging these funds in collaboration with other
private and public partners to ensure that the project remains on budget and is
completed on time. SSHA will also be pursuing both public and private funds to begin
construction as funding becomes available, ideally by end of 2025 or early 2026.
Budget Breakdown
Task Estimated Budget
1. initial costs for final architectural
design, submission for permit approval
(Architecture design is about $50k and
anticipated permits is approx. $50k.
$100,000
2. Initial stages of construction ($25k
demo and rest for site improvements
needed for construction (e.g. Storm
drainage, sewer line, water line, meter
upgrade, sidewalk and driveway paving).
$400,000
Total $500,000
AGENDA ITEM #6. b)
AB - 3831
City Council Regular Meeting - 16 Jun 2025
SUBJECT/TITLE: Grant Agreement with Homeland Community Land Trust
(Homestead) for the Willowcrest Phase 2 Project
RECOMMENDED ACTION: Refer to Finance Committee
DEPARTMENT: Community & Economic Development Department
STAFF CONTACT: Matt Herrera, Planning Director
EXT.: 6593
FISCAL IMPACT SUMMARY:
The total request for 2025 is $900,000 from the HB1590 fund. This proposal is FTE neutral.
SUMMARY OF ACTION:
In 2020, the Washington State Legislature approved, and the governor signed, House Bill 1590 amending RCW
82.14.530 (“HB 1590”). As amended by HB 1590, RCW 82.14.530 authorizes the council manic imposition of
a local sales and use tax that may not exceed 1/10 of 1% for specified housing and related services for targeted
population groups whose income is at or below 60% of median income.
Allowed uses of the funds include:
1. Constructing affordable housing.
2. Constructing mental and behavioral health-related facilities.
3. Funding the operations and maintenance costs of new units of affordable and facilities where housing-
related programs are provided, or newly constructed evaluation and treatment centers.
4. Funding the operation, delivery, or evaluation of mental and behavioral health treatment programs and
services or housing-related services.
a. Persons with behavioral health disabilities
b. Veterans
c. Senior Citizens
d. Persons who are homeless or at risk of being homeless, including families with children
e. Unaccompanied homeless youth or young adults
f. Persons with disabilities
g. Domestic violence survivors
At least 60% of the revenues collected must be used for above items 1, 2, and 3, with the balance used for item
4 above.
The affordable housing, facilities, and housing-related programs funded with the moneys collected from the
sales and use tax may only be provided to persons within any of the following population groups whose income
is at or below 60% of median income: persons with behavioral health disabilities, veterans, senior citizens,
homeless (or at risk of being homeless) families with children, unaccompanied homeless youth or young adults,
persons with disabilities, or domestic violence survivors.
AGENDA ITEM #6. c)
On October 5, 2020, the City Council unanimously adopted Ordinance 5983 which authorized the additional
sales and use tax for housing and related services in accordance with the legislation. The imposition of the tax
became effective January 1, 2021, and the City began to collect revenue in March 2021.
In 2021, the Washington State Legislature approved, and the governor signed, Engrossed House Bill 1070
further amending RCW 82.14.530 to include reference to the acquisition of facilities and modify target
populations to include all persons who are homeless or at-risk of being homeless.
On August 9, 2021, City Council authorized the Administration to proceed with committing $1,500,000 to the
RHA’s Sunset Gardens affordable housing project. It was the first time the city authorized distribution of HB
1590 funds for a capital project. Willowcrest Phase 2 project which is another capital project to be used for
affordable housing from HB1590 sales and use tax revenue is proposed.
Staff recommends approval of grant agreement with Homestead amounting to $900,000 for three units within
the Willowcrest Phase 2 project.
EXHIBITS:
A. Issue Paper
B. Agreement
STAFF RECOMMENDATION:
Approve grant agreement and authorize the Mayor and City Clerk to execute said agreement with Homestead
for the Willowcrest Phase 2 project amounting to $900,000 from HB 1590 Sales and Use Tax funds
AGENDA ITEM #6. c)
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 5, 2025
TO: James Alberson, Jr. Council President
Members of Renton City Council
VIA: Armondo Pavone, Mayor
FROM: Gina Estep, CED Administrator (x3615)
STAFF CONTACT: Matt Herrera, Planning Director (6593)
SUBJECT: Grant Agreement with Homeland Community Land Trust
(Homestead) for the Willowcrest Phase 2 Project amounting to
$900,000
ISSUE:
Should the City Council approve an agreement to provide $900,000 grant funds to the Homeland
Community Land Trust (Homestead) for the Willowcrest Phase 2 Project?
RECOMMENDATION:
Approve grant agreement and authorize the Mayor and City Clerk to execute said agreement with
Homestead for the Willowcrest Phase 2 project amounting to $900,000 from HB 1590 Sales and
Use Tax funds.
BACKGROUND SUMMARY:
HB 1590 Funding
In 2020, the Washington State Legislature approved, and the governor signed, House Bill 1590
amending RCW 82.14.530 (“HB 1590”). As amended by HB 1590, RCW 82.14.530 authorizes the
council manic imposition of a local sales and use tax that may not exceed 1/10 of 1% for specified
housing and related services for targeted population groups whose income is at or below 60% of
median income.
Allowed uses of the funds include:
1. Constructing affordable housing.
AGENDA ITEM #6. c)
2. Constructing mental and behavioral health-related facilities.
3. Funding the operations and maintenance costs of new units of affordable and facilities
where housing-related programs are provided, or newly constructed evaluation and
treatment centers.
4. Funding the operation, delivery, or evaluation of mental and behavioral health treatment
programs and services or housing-related services.
a. Persons with behavioral health disabilities
b. Veterans
c. Senior Citizens
d. Persons who are homeless or at risk of being homeless, including families with
children
e. Unaccompanied homeless youth or young adults
f. Persons with disabilities
g. Domestic violence survivors
At least 60% of the revenues collected must be used for above items 1, 2, and 3, with the balance
used for item 4 above.
The affordable housing, facilities, and housing-related programs funded with the moneys collected
from the sales and use tax may only be provided to persons within any of the following population
groups whose income is at or below 60% of median income: persons with behavioral health
disabilities, veterans, senior citizens, homeless (or at risk of being homeless) families with children,
unaccompanied homeless youth or young adults, persons with disabilities, or domestic violence
survivors.
On October 5, 2020, the City Council unanimously adopted Ordinance 5983 which authorized the
additional sales and use tax for housing and related services in accordance with the
legislation. The imposition of the tax became effective January 1, 2021, and the City began to
collect revenue in March 2021.
In 2021, the Washington State Legislature approved, and the governor signed, Engrossed House Bill
1070 further amending RCW 82.14.530 to include reference to the acquisition of facilities and
modify target populations to include all persons who are homeless or at-risk of being homeless.
On August 9, 2021, City Council authorized the Administration to proceed with committing
$1,500,000 to the RHA’s Sunset Gardens affordable housing project. It was the first time the city
authorized distribution of HB 1590 funds for a capital project. Willowcrest Phase 2 project which is
another capital project to be used for affordable housing from HB1590 sales and use tax revenue is
proposed.
Staff recommends approval of grant agreement with Homestead amounting to $900,000 for three
units within the Willowcrest Phase 2 project.
AGENDA ITEM #6. c)
Willowcrest Phase 2 Project
Homestead Community Land Trust (Homestead) is proposing the Willowcrest Phase 2 Project
located on the abutting westerly parcel from the Willowcrest Phase 1 project in the Highlands
Community Planning Area. The land for Willowcrest Phase 2 was transferred by the Renton Housing
Authority to Homestead ownership per recorded deed dated January 18, 2023. This project is the
second phase of the successful, award-winning Willowcrest Phase 1 project completed in 2022.
The proposed development would provide19 additional townhomes to the 12 that were built in the
first phase of Willowcrest, the townhomes are all 3-story with their own private garages.
Willowcrest Phase 2 will create 19 new permanently affordable homeownership opportunities in a
property located in the Renton Sunset Redevelopment Master Plan community at 1131 Edmonds
Ave NE. Homestead is requesting $900,000 in HB1590 grant funds that would be used to support
the development of three (3) of the 19 townhomes for households whose income is at or below 60%
of the King County Median income as established by the US Department of Housing and Urban
Development, and are persons with behavioral health disabilities, or veterans, or senior citizens or
are homeless or at risk of being homeless including families with children unaccompanied
homeless youth or young adults, or persons with disabilities, domestic violence survivors or are
otherwise eligible under RCW 82.14.530(2)(b) as it may be amended in the future.
The ownership model used is the community land trust leasehold model, in which the land under
the homes is held in trust, homebuyers purchase the structure of the home at a subsidized price,
pay a monthly ground lease fee, and agree to resale restrictions that keep the home affordable for
current and future generations of buyers. Homestead does not provide down payment assistance
or mortgage financing to its buyers. The homes are subsidized in price so that they are affordable
to the buyers in the program.
FISCAL IMPACT:
The total request for 2025 is $900,000 from the HB1590 fund. This proposal is FTE neutral.
CONCLUSION:
Staff recommends approving grant agreement with Homestead and authorizing the Mayor and City
Clerk to execute said agreement amounting to $900,000 for three units within the Willowcrest
Phase 2 project. The project proposal would meet the HB1590 funding criteria for area median
income limitations and population group.
AGENDA ITEM #6. c)
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AGENDA ITEM #6. c)
AGENDA ITEM #6. c)
PAGE 13 OF 13
EXHIBIT A
SCOPE OF WORK AND BUDGET
Project Title: Willow Crest Phase 2 Project Funding Start Date:
May 1, 2025 (tentative)
Address: 1132 Edmonds Ave NE Renton, WA
98056
Amount of requested funding:
$900,000
Legal Description: Lot 1 of Willowcrest Townhomes Binding Site Plan, According to
the Binding Site Plan Recorded in Volume 291 of Plats at Pages 20 through 24, in
King County Washington
City Contact: Margarette Bravo, Planning Technician
425 430 6555
mbravo@rentonwa.gov
HOMESTEAD Contact: Kathleen Hosfeld, Executive Director
206 633 1277 x 113
kathleen@clt.org
Name of Grantee Signatory: Kathleen Hosfeld
1.Project Scope The project will be constructing the infrastructure to provide
public utilities to the property, redoing the streetscape on Edmonds Ave to meet
the new street improvement standards, and constructing 19 new townhomes in 5
buildings, with 19 garage parking spaces, 4 carport parking spaces and 3 surface
parking stalls. The area of construction is 40,097 sf.
2.Budget breakdown
Task Estimated Amount
Acquisition $ 88,896
Design & Engineering $ 999,300
Permitting & Project Management $ 697,000
Construction & Contingency $11,962,743
Financing $ 360,300
Sales & Holding Costs $ 242,926
TOTAL $14,351,165
Note: 3 specific homes at the property that will be priced at 60% AMI. The proposed
funding of $900,000 will cover construction costs of the three (3) HB1590 eligible units
only.
AGENDA ITEM #6. c)
AB - 3861
City Council Regular Meeting - 16 Jun 2025
SUBJECT/TITLE: South King County Housing and Homelessness Partners (SKHHP) 2026
Work Plan and Operating Budget
RECOMMENDED ACTION: Refer to Planning & Development Committee
DEPARTMENT: Community & Economic Development Department
STAFF CONTACT: Angie Mathias, Long Range Planning Manager
EXT.: 6576
FISCAL IMPACT SUMMARY:
The City's 2026 contribution to the South King County Housing and Homelessness Partners (SKHHP) is $68,386.
The funds are included as part of the CED-Planning Division budget and will be charged to the Memberships
and Dues line item number with GL No. 000.000000.007.558.60.49.001.
SUMMARY OF ACTION:
Every year, an annual work plan and budget is developed in collaboration with the SKHHP Executive Board
and staff work group to guide the work of SKHHP staff in the coming year. Pursuant to the SKHHP Interlocal
Agreement, each participating jurisdiction must approve SKHHP’s annual budget and work plan. The 2026
Executive Board recommended work plan was developed through a survey to the Executive Board on their
priorities in January and an interactive in-person discussion with the Executive Board in March. The 2026 work
plan and budget was adopted on May 16, 2025 at the Executive Board’s regularly scheduled meeting.
The 2026 work plan includes four goals with corresponding action items. Each action item is prioritized as
higher, medium, or lower priority. Indicators are included to measure progress on the goals. The four goals,
which are the same as 2025’s goal, include the following:
1. Fund the expansion and preservation of affordable housing
2. Develop policies that expand and preserve affordable housing
3. Serve as an advocate for South King County
4. Manage operations and administration
EXHIBITS:
A. Issue Paper
B. Resolution
STAFF RECOMMENDATION:
Adopt the Resolution approving the SKHHP 2026 work plan and operating budget.
AGENDA ITEM #6. d)
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 5, 2025
TO: James Alberson, Council President
Members of Renton City Council
VIA: Armondo Pavone, Mayor
FROM: Gina Estep, CED Administrator
STAFF CONTACT: Angie Mathias, Long Range Planning Manager (6576)
SUBJECT: 2026 SKHHP Work Plan and Budget
ISSUE:
Should the South King Housing and Homelessness Partners (SKHHP) 2026 work plan and
budget be approved?
RECOMMENDATION:
Adopt a resolution approving the SKHHP 2026 work plan and budget.
BACKGROUND SUMMARY:
Every year, an annual work plan and budget is developed in collaboration with the SKHHP
Executive Board and staff work group to guide the work of SKHHP staff in the coming year.
Pursuant to the SKHHP Interlocal Agreement, each participating jurisdiction must approve
SKHHP’s annual budget and work plan. The 2026 Executive Board recommended work plan
was developed through a survey to the Executive Board on their priorities in January and an
interactive in-person discussion with the Executive Board in March. The 2026 work plan and
budget was adopted on May 16, 2025 at the Executive Board’s regularly scheduled meeting.
The 2026 work plan includes four goals with corresponding action items. Each action item
is prioritized as higher, medium, or lower priority. Indicators are included to measure
progress on the goals. The four goals, which are the same as 2025’s goal, include the
following:
1. Fund the expansion and preservation of affordable housing
2. Develop policies that expand and preserve affordable housing
3. Serve as an advocate for South King County
4. Manage operations and administration
The 2026 SKHHP operating budget totals $501,975, supporting two full-time staff, and
includes itemization of all categories of budgeted expenses and itemization of each
AGENDA ITEM #6. d)
jurisdiction’s contribution, including in-kind services. Operating revenues originate from
SKHHP member contributions. As discussed in 2024 with Council, contributions are
proposed to increase 15% annually for each member jurisdiction through 2026 as approved
by the Executive Board in July 2021 to work towards a balanced budget whereby SKHHP’s
revenues can more fully support budgeted expenditures. These projected member
contributions assume no additional staff would be added. Member contributions are based
on population size accordingly, and no members are moving into a new population tier in
2026:
Population tier
2023
Contribution
2024
Contribution
2025
Contribution
2026
Contribution
<10,000 $5,290 $6,084 $6,996 $8,045
10,001 – 35,000 $9,919 $11,407 $13,118 $15,086
35,001 – 65,000 $19,838 $22,814 $26,236 $30,171
65,000 – 100,000 $34,385 $39,543 $45,474 $52,295
100,000+ $44,965 $51,710 $59,466 $68,386
Salaries and benefits are proposed to increase by 0.3% in 2026. This is to align with actual
expenditures in this category. Interfund IT, which is the amount paid to SKHHP’s
administering agency (City of Auburn) for IT services, is proposed to increase by 14%.
Professional Services is proposed to increase by 46% ($26,000) due to an every other year
data update to the SKHHP Affordable Housing Inventory Dashboard ($18,000) and
anticipated higher rates for contracted services. Professional Services include Advisory
Board compensation (unchanged in 2026), contract attorney expenses ($30,000 in 2026
which is $5,000 more than 2025), data update to the SKHHP Affordable Housing Inventory
Dashboard ($18,000), third-party construction reports ($6,000), travel ($6,000),
professional development ($6,800), Housing Development Consortium member dues
($725), and an annual license fee ($20). The proposal includes aligning budgeted categories
with SKHHP’s administering agency. SKHHP continues to spend down the fund balance
from previous cost-savings to mitigate any additional increases to member contributions.
The 2026 Executive Board recommended operating budget includes $501,975 to be set-
aside in reserve sourced from interest earned primarily on the Housing Capital Fund
balance. This amount is the equivalent of 100% of SKHHP’s annual budgeted expenses as
discussed over three public meetings and adopted by the SKHHP Executive Board on May
16, 2025. Interest earned in 2024 on all SKHHP funds totaled $540,377. Interest earned in
2024 by jurisdiction to be set-aside in reserve with the remaining supporting the 2025
Housing Capital Fund funding round are as follows:
AGENDA ITEM #6. d)
TABLE 1: INTEREST EARNED BY JURISDICTION 2024 AND BOARD RECOMMENDED
ALLOCATIONS
JURISDICTION
Reserve
Housing Capital
Fund
TOTAL 2024 Interest
EARNINGS
AUBURN $26,486 $2,026 $28,512
BURIEN $12,530 $959 $13,489
COVINGTON $29,074 $2,224 $31,298
DES MOINES $5,358 $409 $5,767
FEDERAL WAY $22,682 $1,735 $24,417
KENT $327,110 $25,024 $352,134
MAPLE VALLEY $22,306 $1,707 $24,013
NORMANDY
PARK
$682 $52 $734
RENTON $36,229 $2,772 $39,001
SEATAC $13,384 $1,024 $14,408
TUKWILA $6,134 $470 $6,604
KING COUNTY -- -- --
TOTAL $501,975 $38,402 $540,377
To spend interest earnings requires the approval of each SKHHP member with allocated
earned interest based on their contributions. With the adoption of the 2026 SKHHP
operating budget which incorporates a portion of the interest earnings into an unrestricted
fund balance in reserve, the City Council is providing authorization for SKHHP to use those
funds towards the unrestricted fund balance in reserve. These funds will assist in future
years should there be an economic recession and members choose to pause an increase in
dues or other unexpected expense arises. The remaining amount will go towards the 2025
funding round of the Housing Capital Fund and Council will provide approval to use those
funds during the annual concurrence process in early 2026.
Recommendation:
Staff recommends approval of Resolution xx adopting the 2026 SKHHP work plan and
budget. This recommendation is based on the following:
1. The 2026 SKHHP work plan and budget is consistent with the Interlocal Agreement
and relevant subsequent Companion Agreements between Auburn, Burien,
Covington, Des Moines, Federal Way, Kent, Maple Valley, Normandy Park, Renton,
SeaTac, Tukwila, and King County.
2. The 2026 SKHHP work plan and budget incorporates the feedback and priorities of
the SKHHP Executive Board made up of representatives of each participating
jurisdiction.
AGENDA ITEM #6. d)
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 2 of 7
RESOLUTION 2025-01 – ATTACHMENT A
SKHHP 2026 WORK PLAN
PURPOSE
Establish a 2026 SKHHP work plan and budget that is guided by Executive Board priorities, is
consistent with the SKHHP Interlocal Agreement, and furthers SKHHP’s mission.
BACKGROUND
Established by an interlocal agreement, SKHHP jurisdictions work together and share resources to
increase options for South King County residents to access affordable housing and preserve existing
affordable housing. The 2026 SKHHP work plan builds on work done in previous years and was
developed in collaboration with the Executive Board and staff work group.
The work plan is organized into four goals with corresponding action items. Each action is identified by
priority as follows:
• Higher – Identified as higher priority by Executive Board or is necessary to carry out the Interlocal
Agreements
• Medium – Identified as mid-level priority
• Lower – Identified as lower priority
Quarterly budget and progress reports on the status of the work plan elements will be submitted to the
SKHHP Executive Board and the legislative body of each member jurisdiction as follows:
Quarter 1: May | Quarter 2: August | Quarter 3: November | Quarter 4: February
In accordance with the Interlocal Agreement, the 2026 SKHHP work plan and budget will be approved
by the SKHHP Executive Board and the legislative body of each member jurisdiction.
SKHHP MISSION
South King County jurisdictions working together and sharing resources to create a coordinated,
comprehensive, and equitable approach to increasing housing stability, reducing homelessness, and
producing and preserving quality affordable housing in South King County.
GOALS & ACTIONS
Goal Actions
1. Fund the expansion and preservation of
affordable housing.
1 through 5
2. Develop policies to expand and preserve
affordable housing.
6 through 10
3. Serve as an advocate for South King County.
11 through 16
4. Manage operations and administration.
17 through 22
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 3 of 7
Goal 1
Fund the expansion and preservation of affordable housing.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
1. Pool resources from member cities for the Housing Capital Fund,
including SHB 1406 funds, HB 1590 funds, and general funds.
•••
2. Develop and execute contract documents and covenants for projects
ready to move forward from 2023-24 Housing Capital Fund funding
rounds.
•••
3. Facilitate approval from participating Councils of recommended
projects from 2025 Housing Capital Fund funding round and prepare
contract documents and covenants for any projects ready to move
forward.
•••
4. Manage 2026 Housing Capital Fund funding round including adopting
annual guidelines, updating application materials, soliciting proposals,
and facilitating project selection.
•••
5. Encourage investment in South King County by private investors,
lenders, and philanthropies.
••
Indicators
o Number of housing units and number of projects funded with financial support from SKHHP
o Number of housing units preserved with financial support from SKHHP
o Total dollar amount pooled by member jurisdictions for Housing Capital Fund
o Total dollar amount from new sources of revenue added to the Housing Capital Fund
o Geographic diversity of applications received for annual Housing Capital Fund funding round
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 4 of 7
Goal 2
Develop policies to expand and preserve affordable housing.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
6. Facilitate implementation of subregional affordable housing
preservation strategies in coordination with South King County long-
range planners.
••
7. Facilitate updates to the Affordable Housing Inventory Dashboard. ••
8. Convene land use planners (SoKiHo) to increase coordination and
collaboration on housing policy and planning.
•
9. Build relationships with developers to learn from their perspective the
ways to encourage housing development, especially affordable housing.
•
10. Develop SKHHP Executive Board briefings on key housing and
homelessness topics, especially as they relate to the goals of the work
plan.
•
Indicators
o Number of subregional housing preservation strategies facilitated or supported
o Successful progress on update to the Affordable Housing Inventory Dashboard
o Number of relationships fostered with developers
o Number of Executive Board briefings on key housing and homelessness topics
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 5 of 7
Goal 3
Serve as an advocate for South King County.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
11. Work collaboratively with public funders at the state and local levels to
increase alignment and promote shared affordable housing goals and
equitable geographic distribution of resources.
••
12. Coordinate with the Advisory Board in collaboration with housing
organizations and stakeholder groups to provide education and
engagement opportunities for elected officials and community
members.
•
13. Represent SKHHP at relevant local and regional meetings and forums
that help advance SKHHP’s mission and provide a voice for increasing
access to safe, healthy, and affordable housing in South King County.
•
14. Connect affordable housing developers with property owners who
intend to sell naturally occurring affordable housing in coordination
with member cities.
•
15. Meet with legislators as opportunities arise to inform about SKHHP’s
mission, goals, and the Housing Capital Fund and host a legislative
forum (odd numbered years).
•
16. Organize a tour of affordable housing sites in South King County with
priority given to visiting Housing Capital Fund supported projects (even
numbered years).
•
Indicators
o Number of collaborative work sessions held with public funders
o Number of events or engagement opportunities Advisory Board members organize or
support
o Number of meetings, forums, or events attended that advance SKHHP's mission
o Number of meetings with legislators that promote SKHHP and South King County
o Number of affordable housing developers connected with property owners intending to sell
naturally occurring affordable housing
o South King County legislative forum or affordable housing tour successfully executed
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 6 of 7
Goal 4
Manage operations and administration.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
17. Develop annual work plan and budget. •••
18. Generate and distribute quarterly progress reports to SKHHP Executive
Board and member jurisdictions.
•••
19. Work with administering agency to maintain records and produce
regular financial reports for the SKHHP Housing Capital Fund and SKHHP
Operating Account.
•••
20. Organize and host monthly Executive and Advisory Board public
meetings.
•••
21. Establish and implement monitoring and compliance process to ensure
Housing Capital Fund projects maintain affordability for tenants.
•••
22. Maintain and update the SKHHP website. ••
Indicators
o Work plan and budget adopted
o Quarterly progress reports prepared and presented to Executive Board
o Financial reports and public records maintained
o Monthly Executive and Advisory Board meetings held
o Process established for monitoring and compliance of Housing Capital Fund projects
o Website maintained
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 7 of 7
RESOLUTION 2025-01 – ATTACHMENT B
2026 SKHHP Operating Budget
Estimated beginning fund balance - January 1, 2026 $ 337,293
Estimated ending fund balance - December 31, 2026 $ 293,417
REVENUES
Auburn $ 52,295
Burien $ 30,171
Covington $ 15,086
Des Moines $ 15,086
Federal Way $ 68,386
Kent $ 68,386
Maple Valley $ 15,086
Normandy Park $ 8,045
Renton $ 68,386
SeaTac $ 15,086
Tukwila $ 15,086
King County* $ 68,386
Additional King County* $ 6,614
Office space (in-kind donation) $ 12,000
TOTAL REVENUES $ 458,099
Spend down balance $ 43,876
TOTAL $ 501,975
EXPENSES
Salaries & Wages $ 253,191
Benefits $ 68,296
Professional Services $ 81,945
Interfund Allocations $ 40,000
Office Space (in-kind donation) $ 12,000
Supplies $ 2,000
Subtotal $ 457,432
Administering agency - 10% admin fee** $ 44,543
TOTAL $ 501,975
RESERVE
TOTAL $ 501,975
*King County contribution based on the population of unincorporated King County is shown as increasing at the same rate as other partner jurisdictions and the additional allocation
decreasing to maintain a total contribution of $75,000 per year.
**10% administrative fee is calculated as a percentage of operating costs which excludes in-kind donations and carry-forwards.
AGENDA ITEM #6. d)
1
CITY OF RENTON, WASHINGTON
RESOLUTION NO. _______
A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, APPROVING THE
SOUTH KING HOUSING AND HOMELESSNESS PARTNERSHIP 2026 WORK
PROGRAM AND BUDGET.
WHEREAS, on May 24, 2019, the City of Renton enacted an interlocal agreement to form
the South King Housing and Homelessness Partners (SKHHP) to help coordinate the efforts of
South King County cities to provide affordable housing; and; and
WHEREAS, pursuant to the interlocal agreement, each participating jurisdiction must
approve an annual work plan each year to guide the work of SKHHP staff; and
WHEREAS, pursuant to the interlocal agreement, each participating jurisdiction must
approve SKHHP’s annual budget that includes an itemization of all categories of budgeted
expenses and itemization of each party’s contribution, including in-kind services; and
WHEREAS, the purpose of the annual work plan and budget is to provide management
and budget guidance, and implement the overarching SKHHP mission to work together and share
resources to increase the available options for South King County residents to access affordable
housing and to preserve the existing affordable housing stock; and
WHEREAS, the 2026 work plan includes four goals with corresponding action items that
further SKHHP’s mission; and
WHEREAS, on May 19, 2025, the SKHHP Executive Board adopted Resolution 2025-01
enacting the 2026 work plan and budget upon approval by the legislative body of each
participating party, each of which are shown in Exhibit A.
AGENDA ITEM #6. d)
RESOLUTION NO. _______
2
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
RESOLVE AS FOLLOWS:
SECTION I. City Council adopts the SKHHP 2026 Work Plan as shown in Exhibit A.
SECTION II. City Council adopts the SKHHP 2026 operating budget as shown in Exhibit A.
SECTION III. The City of Renton will transmit its annual contribution to SKHHP on an
annual basis during the first quarter of the calendar year.
SECTION IV. This Resolution will take effect and be in full force upon passage and
signatures.
PASSED BY THE CITY COUNCIL this day of , 2025.
______________________________
Jason A. Seth, City Clerk
APPROVED BY THE MAYOR this day of , 2025.
______________________________
Armondo Pavone, Mayor
Approved as to form:
Shane Moloney, City Attorney
RES-CED:25RES014:06.9.2025
AGENDA ITEM #6. d)
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 2 of 7
RESOLUTION 2025-01 – ATTACHMENT A
SKHHP 2026 WORK PLAN
PURPOSE
Establish a 2026 SKHHP work plan and budget that is guided by Executive Board priorities, is
consistent with the SKHHP Interlocal Agreement, and furthers SKHHP’s mission.
BACKGROUND
Established by an interlocal agreement, SKHHP jurisdictions work together and share resources to
increase options for South King County residents to access affordable housing and preserve existing
affordable housing. The 2026 SKHHP work plan builds on work done in previous years and was
developed in collaboration with the Executive Board and staff work group.
The work plan is organized into four goals with corresponding action items. Each action is identified by
priority as follows:
• Higher – Identified as higher priority by Executive Board or is necessary to carry out the Interlocal
Agreements
• Medium – Identified as mid-level priority
• Lower – Identified as lower priority
Quarterly budget and progress reports on the status of the work plan elements will be submitted to the
SKHHP Executive Board and the legislative body of each member jurisdiction as follows:
Quarter 1: May | Quarter 2: August | Quarter 3: November | Quarter 4: February
In accordance with the Interlocal Agreement, the 2026 SKHHP work plan and budget will be approved
by the SKHHP Executive Board and the legislative body of each member jurisdiction.
SKHHP MISSION
South King County jurisdictions working together and sharing resources to create a coordinated,
comprehensive, and equitable approach to increasing housing stability, reducing homelessness, and
producing and preserving quality affordable housing in South King County.
GOALS & ACTIONS
Goal Actions
1. Fund the expansion and preservation of
affordable housing.
1 through 5
2. Develop policies to expand and preserve
affordable housing.
6 through 10
3. Serve as an advocate for South King County.
11 through 16
4. Manage operations and administration.
17 through 22
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 3 of 7
Goal 1
Fund the expansion and preservation of affordable housing.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
1. Pool resources from member cities for the Housing Capital Fund,
including SHB 1406 funds, HB 1590 funds, and general funds.
•••
2. Develop and execute contract documents and covenants for projects
ready to move forward from 2023-24 Housing Capital Fund funding
rounds.
•••
3. Facilitate approval from participating Councils of recommended
projects from 2025 Housing Capital Fund funding round and prepare
contract documents and covenants for any projects ready to move
forward.
•••
4. Manage 2026 Housing Capital Fund funding round including adopting
annual guidelines, updating application materials, soliciting proposals,
and facilitating project selection.
•••
5. Encourage investment in South King County by private investors,
lenders, and philanthropies.
••
Indicators
o Number of housing units and number of projects funded with financial support from SKHHP
o Number of housing units preserved with financial support from SKHHP
o Total dollar amount pooled by member jurisdictions for Housing Capital Fund
o Total dollar amount from new sources of revenue added to the Housing Capital Fund
o Geographic diversity of applications received for annual Housing Capital Fund funding round
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 4 of 7
Goal 2
Develop policies to expand and preserve affordable housing.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
6. Facilitate implementation of subregional affordable housing
preservation strategies in coordination with South King County long-
range planners.
••
7. Facilitate updates to the Affordable Housing Inventory Dashboard. ••
8. Convene land use planners (SoKiHo) to increase coordination and
collaboration on housing policy and planning.
•
9. Build relationships with developers to learn from their perspective the
ways to encourage housing development, especially affordable housing.
•
10. Develop SKHHP Executive Board briefings on key housing and
homelessness topics, especially as they relate to the goals of the work
plan.
•
Indicators
o Number of subregional housing preservation strategies facilitated or supported
o Successful progress on update to the Affordable Housing Inventory Dashboard
o Number of relationships fostered with developers
o Number of Executive Board briefings on key housing and homelessness topics
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 5 of 7
Goal 3
Serve as an advocate for South King County.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
11. Work collaboratively with public funders at the state and local levels to
increase alignment and promote shared affordable housing goals and
equitable geographic distribution of resources.
••
12. Coordinate with the Advisory Board in collaboration with housing
organizations and stakeholder groups to provide education and
engagement opportunities for elected officials and community
members.
•
13. Represent SKHHP at relevant local and regional meetings and forums
that help advance SKHHP’s mission and provide a voice for increasing
access to safe, healthy, and affordable housing in South King County.
•
14. Connect affordable housing developers with property owners who
intend to sell naturally occurring affordable housing in coordination
with member cities.
•
15. Meet with legislators as opportunities arise to inform about SKHHP’s
mission, goals, and the Housing Capital Fund and host a legislative
forum (odd numbered years).
•
16. Organize a tour of affordable housing sites in South King County with
priority given to visiting Housing Capital Fund supported projects (even
numbered years).
•
Indicators
o Number of collaborative work sessions held with public funders
o Number of events or engagement opportunities Advisory Board members organize or
support
o Number of meetings, forums, or events attended that advance SKHHP's mission
o Number of meetings with legislators that promote SKHHP and South King County
o Number of affordable housing developers connected with property owners intending to sell
naturally occurring affordable housing
o South King County legislative forum or affordable housing tour successfully executed
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 6 of 7
Goal 4
Manage operations and administration.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
17. Develop annual work plan and budget. •••
18. Generate and distribute quarterly progress reports to SKHHP Executive
Board and member jurisdictions.
•••
19. Work with administering agency to maintain records and produce
regular financial reports for the SKHHP Housing Capital Fund and SKHHP
Operating Account.
•••
20. Organize and host monthly Executive and Advisory Board public
meetings.
•••
21. Establish and implement monitoring and compliance process to ensure
Housing Capital Fund projects maintain affordability for tenants.
•••
22. Maintain and update the SKHHP website. ••
Indicators
o Work plan and budget adopted
o Quarterly progress reports prepared and presented to Executive Board
o Financial reports and public records maintained
o Monthly Executive and Advisory Board meetings held
o Process established for monitoring and compliance of Housing Capital Fund projects
o Website maintained
AGENDA ITEM #6. d)
-------------------------------
Resolution No. 2025-01
May 16, 2025
Page 7 of 7
RESOLUTION 2025-01 – ATTACHMENT B
2026 SKHHP Operating Budget
Estimated beginning fund balance - January 1, 2026 $ 337,293
Estimated ending fund balance - December 31, 2026 $ 293,417
REVENUES
Auburn $ 52,295
Burien $ 30,171
Covington $ 15,086
Des Moines $ 15,086
Federal Way $ 68,386
Kent $ 68,386
Maple Valley $ 15,086
Normandy Park $ 8,045
Renton $ 68,386
SeaTac $ 15,086
Tukwila $ 15,086
King County* $ 68,386
Additional King County* $ 6,614
Office space (in-kind donation) $ 12,000
TOTAL REVENUES $ 458,099
Spend down balance $ 43,876
TOTAL $ 501,975
EXPENSES
Salaries & Wages $ 253,191
Benefits $ 68,296
Professional Services $ 81,945
Interfund Allocations $ 40,000
Office Space (in-kind donation) $ 12,000
Supplies $ 2,000
Subtotal $ 457,432
Administering agency - 10% admin fee** $ 44,543
TOTAL $ 501,975
RESERVE
TOTAL $ 501,975
*King County contribution based on the population of unincorporated King County is shown as increasing at the same rate as other partner jurisdictions and the additional allocation
decreasing to maintain a total contribution of $75,000 per year.
**10% administrative fee is calculated as a percentage of operating costs which excludes in-kind donations and carry-forwards.
AGENDA ITEM #6. d)
AB - 3865
City Council Regular Meeting - 16 Jun 2025
SUBJECT/TITLE: Real Property Acquisition with Stacey Holdings LLC for King County
Parcels
RECOMMENDED ACTION: Refer to Finance Committee
DEPARTMENT: Community & Economic Development Department
STAFF CONTACT: Amanda Free, Economic Development Director
EXT.: 7369
FISCAL IMPACT SUMMARY:
The total acquisition costs for the Stacey Holdings LLC properties are estimated at $8,515,000. The purchase
price of the property will not exceed $8,500,000. Additional transaction costs, including environmental review
and title report are approximately $15,000.
SUMMARY OF ACTION:
The proposed acquisition parcels, King County parcels 3023059096, 3023059098, 3053029099, and 3023059091, will
provide opportunities for a Parks Maintenance Shop and future uses of the vacant land located on East Valley Road. The
existing improvements include an office building, a shop building, paved parking and drive, security fences, and outside
storage locations, which will be repurposed for the relocation of a Parks Maintenance Shop. The details of the sale,
including a potential short lease back to allow the seller to relocate after closing, are currently under negotiation.
EXHIBITS:
N/A
STAFF RECOMMENDATION:
Staff recommends approval to authorize the Mayor and City Clerk to sign a Purchase and Sale Agreement for King
County Parcels 3023059096, 3023059098, 3023059099, and 3023059091, and all other documents needed to effectuate
the sale. Sale price will not exceed $8,500,000 and in addition other associated closing costs.
AGENDA ITEM #6. e)
AB - 3857
City Council Regular Meeting - 16 Jun 2025
SUBJECT/TITLE: Conversion of Public Records Specialist Position to Enterprise Content
Specialist I/II Position
RECOMMENDED ACTION: Refer to Finance Committee
DEPARTMENT: Executive Services Department
STAFF CONTACT: Jason Seth, City Clerk
EXT.: 6502
FISCAL IMPACT SUMMARY:
Conversion of the existing vacant Public Records Specialist (a17, Step E) position to an Enterprise Content
Specialist I/II (a16, Step A - a20, Step C) position will result in salary savings of approximately $835 for 2025
(plus approximately $40,000 in unspent salary for 2025) and will require an additional amount of
approximately $4,300 per year beginning in 2026, if the the preferred candidate is hired at the highest
authorized salary grade of a20, Step C.
SUMMARY OF ACTION:
The City Clerk Division requests that a vacant Public Records Specialist (a17, Step E) to an Enterprise Content
Specialist (a16, Step E through a20, Step E) position to assist the Enterprise Content Manager with
maintenance of the repository.
Since September 2021, the City Clerk Division has significantly expanded the use of Laserfiche city-wide. The
following are just a few of the projects completed over the last four years:
Airport Badge Renewal Process
New Speaker Registration Form for Council Meetings
Bankruptcy Notice Automation
Boards & Commission Confirmation Letters & Training Automation
Police Department Collision Report Automation
Finance Grants Invoicing and Accounts Receivable Late Notice Automation
Ability for staff to subscribe to reports including expiring contracts and adopted legislation
Automated records management (retention properties) for HRRM personnel records
Automation to route permit attachments (building, plumbing, etc.) into the repository
The expansion of the system has caused a considerable increase in the maintenance required to make the
system work well. This converted position will complete work that includes providing technical support to the
Enterprise Content Manager and platform end users, assisting with evaluating improvements to customer
service and productivity, aiding with workflow automation, evaluating work tickets and administrative
functions, for managing licenses, automations, repository access, metadata management, and records
management and auditing.
EXHIBITS:
A. Issue Paper
STAFF RECOMMENDATION:
AGENDA ITEM #6. f)
Approve the conversion of the Public Records Specialist position to Enterprise Content Specialist I/II position,
and approve additional appropriations to fully fund the conversion.
AGENDA ITEM #6. f)
DATE:June 9, 2025
TO:James Alberson, Jr., Council President
Members of Renton City Council
CC:Armondo Pavone, Mayor
Ed VanValey, Chief Administrative Officer
FROM:Kristi Rowland, Deputy Chief Administrative Officer
STAFF CONTACT:Jason Seth, City Clerk/Public Records Officer
SUBJECT:Public Records Specialist to Enterprise Content
Specialist Position Conversion
ISSUE:
Should the City Clerk Division of the Executive Services Department convert the vacant Public
Records Specialist Position to an Enterprise Content Specialist I/II position, responsible for
assisting the Enterprise Content Manager by performing technical, analytical, and professional
support of Laserfiche, the city’s Enterprise Content Management software platform?
RECOMMENDATION:
Staff recommends approval to convert the vacant Public Records Specialist position to an
Enterprise Content Specialist I/II position.
BACKGROUND SUMMARY:
In September 2021, the City Clerk Division hired the current Enterprise Content Manager. Since
that time the use of Laserfiche has expanded exponentially.
The following are just a few highlights of projects completed in the last four years:
•Airport Badge Renewal Process
•New Speaker Registration Form for Council Meetings
•Bankruptcy Notice Automation
•Boards and Commission Confirmation Letters & Training Automation
•Police Department Collision Report Automation
•Finance Grants Invoicing and Accounts Receivable Late Notice Automation
•Ability for staff to subscribe to reports including expiring contract and adopted legislation
•Automated records management (retention properties) for HRRM personnel records
•Automation to route permit attachments (building, plumbing, etc.) into the repository
We recommend this conversion as:
AGENDA ITEM #6. f)
Council President Alberson, Jr.
Page 2 of 3
June 12, 2025
1. The number of active projects, workflows, and forms has significantly increased since
2021.
2. The large number of active projects has increased the maintenance footprint of
Laserfiche, which has caused a decrease in the ability to initiate new projects.
3. This conversion would take a position that has been vacant for over two years and utilize
it in a way to provide support to the Enterprise Content Manager (ECM). The position
would be responsible for:
a. Providing technical support to the ECM and platform end users.
b. Assisting with evaluating improvements to customer service and productivity and
troubleshooting issues that cannot be addressed by staff.
c. Aiding with workflow automation.
d. Evaluating support tickets and administrative functions for managing licenses,
automations (forms and workflow), repository access, metadata management,
records management and auditing.
e. Evaluating support tickets for ongoing performance improvements and
addressing issue that cause work stoppages.
4. This conversion allows the Enterprise Content Manager to move away from most daily
maintenance tasks to enhance the following:
a. Security: Implement robust security measures to protect sensitive information
from breaches and unauthorized access.
b. Collaboration: Increase collaboration with departments to automate more
business processes.
c. Cost Savings: Increase time to research and implement cost-saving processes
through automation city-wide.
d. Strategic Decision-Making: Provide valuable insights and analytics on content
usage and trends, aiding informed decision-making and strategic planning.
e. Adaptability to Change: Ensuring the city can adapt more quickly to technological
advances and initiatives.
f. User Training and Support: Increase ability to provide more support to staff,
ensuring everyone can use the system and follow best practices.
FISCAL IMPACT:
The vacant Public Records Specialist is budgeted at salary grade a17 Step E, and the highest
salary grade authorized for recruitment of the position is a20 Step C, which are equivalent. The
fiscal impact for 2025 would be negative $835.00 if hired at the highest authorized salary grade.
The fiscal impact for 2026 and beyond would be approximately $4,300 per year.
The additional budget appropriations required would be included in the next quarterly budget
adjustment.
Note: The following salaries include pay and benefits and represent the highest salary grade
authorized for recruitment:
For 2025 Current
Grade
Proposed
Grade
Current Salary Proposed
Salary
2025 Difference
Enterprise A17 Step E A20 Step C $158,487 $157,652 ($835)
AGENDA ITEM #6. f)
Council President Alberson, Jr.
Page 3 of 3
June 12, 2025
Content
Specialist
For 2026 Current
Grade
Proposed
Grade
2026 Salary 2026
Proposed
Salary
2026 Difference
Enterprise
Content
Specialist
A17 Step E A20 Step C $164,354 $168,660 $4,300
The City Clerk Division, as part of the Executive Services Department, is recommending
approval to convert the vacant Public Records Specialist position (a17, Step E) to an Enterprise
Content Specialist I/II (a16, Step E up to a20, Step C) position. This conversion assists the
Enterprise Content Manager with technical, analytical, and professional task support for the
city’s Enterprise Content Management software platform. This conversion aligns with the city’s
business plan by strengthening the division’s ability to provide excellent customer service,
enhancing government transparency through the publication of thousands of additional digital
records, and providing the Enterprise Content Manager the opportunity to the enhance the
platform’s security, increase training, and initiate new automation processes that provide city-
wide cost-savings.
AGENDA ITEM #6. f)
AB - 3859
City Council Regular Meeting - 16 Jun 2025
SUBJECT/TITLE: Renewal of City's Property, Pollution, and Cyber Insurance Policies
RECOMMENDED ACTION: Refer to Finance Committee
DEPARTMENT: Human Resources / Risk Management Department
STAFF CONTACT: David Topaz, Administrator
EXT.: 7657
FISCAL IMPACT SUMMARY:
Expenditure required: $1,438,455.31
Amount budgeted: $1,624,344.89
SUMMARY OF ACTION:
Approval is requested for renewal of the City's Property, Pollution, and Cyber Insurance policies for the period
of July 1, 2025 - July 1, 2026. These insurance premiums for the previous period totaled $1,479,012.00 (2025-
2026 premiums are a 2.74% decrease over the previous policy year).
To secure the best premium rates possible, the City’s lines of coverage go out to bid every year through our
third-party broker, Alliant Insurance Services. Rates are determined by market conditions, insured values, and
the City’s loss history. Upon approval by Council, the City will bind insurance policies through Alliant by July 1.
EXHIBITS:
2025-2026 Alliant Property Insurance Program (APIP) Proposal
STAFF RECOMMENDATION:
Approve the City's Property, Pollution, and Cyber Insurance premium in the amount of $1,438,455.31 through
Alliant Insurance Services, for the period of July 1, 2025 - July 1, 2026.
AGENDA ITEM #6. g)
2025-2026
Alliant Insurance Services, Inc. 18100 Von Karman Avenue 10th Floor Irvine, CA 92612
PHONE (949) 756-0271FAX (949) 756-2713 www.alliant.com License No.0C36861
Presented on June 10, 2025 by:
Brian A. White
Senior Vice President
Anne Shackelford
Senior Vice President
Kevin Miller, ARM
First Vice President
Jamie Arnoldi
Account Executive
City of Renton
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Executive Summary Page 1 of 2
«Member»
ALLIANT PROPERTY INSURANCE PROGRAM (APIP)
July 1, 2025 – July 1, 2026
EXECUTIVE SUMMARY
Attached is the annual renewal summary for the Alliant Property Insurance Program (APIP) effective 7/1/2025. A
summary of the most significant matters is provided below for your review.
After multiple years in a hard market cycle, the property market has significantly improved in 2025. Generally, Insured’s
that are loss free will see a rate reduction at the 2025/26 renewal. Insureds that have large increases in exposure or
are loss challenged will be individually underwritten.
For the 2025/26 renewal, Berkshire Hathaway Specialty Insurance (BHSI) will lead the first $30,000,000 of the
program. Maximum program limits are $1,250,000,000 and will be placed with worldwide markets rated at A.M. Best A-
VII or higher. Insureds should note several key highlights for this year’s renewal:
▪ Boiler & Machinery cover for participating insureds of the APIP Boiler Program will be maintained with Hartford
Steam Boiler (HSB), who will also continue to perform required jurisdictional inspections.
▪ Cyber (Privacy Liability) Coverage (1st and 3rd parties) for eligible insureds continues to be provided as an
option. Please refer to coverage as outlined on the following proposal which includes a summary of proposed
changes for this renewal. Additional excess options are available, if requested for insureds with good security
controls in place. Please note claims reporting timeframe limitations for this coverage
▪ Pollution Coverage (1st and 3rd parties) for eligible insureds continues to be provided as an option. Please
refer to coverage as outlined on the following proposal which includes a summary of proposed changes for this
renewal. Please note claims reporting timeframe limitations for this coverage
▪ Vehicles/Contractor’s Equipment – it is important to note on the attached proposal whether the vehicle and/or
contractors equipment valuation is Replacement Cost (new) or Actual Cash Value (ACV). If Replacement Cost
(new) valuation is needed, the insured must submit a schedule of vehicles or a vehicle valuation reporting form
(provided in the pre-renewal packet), and vehicles must be valued at today’s Replacement Cost (new). If
values are not reported at Replacement Cost (new), the vehicle/contractor’s equipment valuation basis will be
ACV
▪ Alliant Business Services (ABS) continues to play a significant role, not only in providing a wide range of loss
control services, but also by offering appraisal services, business interruption assessments, valuation,
consulting, and infrared testing. Please refer to our program brochure inserts for further details of our A BS
services. For the program, property valuations are a key focus. As a reminder, it is underwriters’ intent to
have all buildings with a scheduled value of $5,000,000 or more appraised once every seven to ten years. This
service is included in the total program cost. Insureds may also choose to have lower valued buildings
appraised. The cost to have all, or specific buildings appraised that are valued on an insureds schedule
between $25,000 and $5,000,000 will be quoted at the time the request is made.
Finally, Alliant provides a Cyber Resilience Services Subscription Bundle which is available to APIP clients. The Alliant
Cyber Consulting Practice helps clients identify, evaluate, remediate, transfer, and respond to the cyber risks that
matter most, driving better cyber risk management, resilience and insurability outcomes. Brochure is included, ask your
Alliant representative for more details.
Please review important Disclosure and Loss Notification information included in your renewal
materials. Your review and acknowledgement of these documents are required via your signature once
you authorize a request to bind coverage with your Alliant representative. Although this proposal packet
is as complete as possible, the program is being negotiated up to the 7/1/2025 effective date. We will
endeavor to provide any known material changes prior to renewal. All coverage items currently under
review with APIP markets to be effective on 7/1/2025, are listed at the end of each coverage proposal
being quoted.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Executive Summary Page 2 of 2
«Member»
ALLIANT PROPERTY INSURANCE PROGRAM (APIP)
July 1, 2025 – July 1, 2026
EXECUTIVE SUMMARY
The following table depicts key financial statistics relative to last year:
Year-over-Year Rate and Premium Comparison
City of Renton
2024-2025
(at 12/17/2024)
2025-2026 Variance
Total Insurable Values (TIV): $ 452,932,121 $ 480,403,987 6.06%
Earthquake TIV: $ 452,932,121 $ 480,403,987 6.06%
Earthquake Limit: $ 25,000,000 $ 25,000,000 0.00%
*Property Annual Cost: $ 1,379,394.05 $ 1,332,835.67 -3.37%
Cyber Liability Annual Cost: $ 95,046.93 $ 100,606.94 5.84%
Pollution Liability Annual Cost: $ 4,571.02 $ 5,012.70 9.66%
Total Account Rate ($/100): 0.3265416 0.2994262 -8.30%
**Total Annual Cost: $ 1,479,012.00 $ 1,438,455.31 -2.74%
*Property Annual Cost includes: all premiums, underwriting fees, commissions, loss control expenses,
program administration charges, and applicable taxes
** Total Annual Cost includes: All Annual Costs listed above
Thank you for your continued support of APIP. We look forward to working with you this next year. Please let us know
if you have any questions about your renewal.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Property Proposal Page 1 of 11
City of Renton 06/10/2025 11:38:59 AM
ALLIANT INSURANCE SERVICES, INC.
ALLIANT PROPERTY INSURANCE PROGRAM (APIP)
PROPERTY PROPOSAL
TYPE OF INSURANCE: Insurance Reinsurance
NAMED INSURED: City of Renton
DECLARATION: 4-Cities 4
POLICY PERIOD: July 1, 2025 to July 1, 2026
COMPANIES: See Attached List of Companies
TOTAL INSURED
VALUES:
$ 480,403,987 as of June 10, 2025
ALL RISK
COVERAGES &
SUB-LIMITS:
$ 200,000,000 Per Occurrence: all Perils, Coverages (subject to policy
exclusions) and all Named Insureds (as defined in the policy)
combined, per Declaration, regardless of the number of Named
Insureds, coverages, extensions of coverage, or perils insured,
subject to the following per occurrence and/or aggregate sub-
limits as noted below.
$ 25,000,000 Flood Limit - Per Occurrence and in the Annual Aggregate (for
those Named Insured(s) that purchase this optional dedicated
coverage).
$ 10,000,000 Per Occurrence and in the Annual Aggregate for scheduled
locations in Flood Zones A & V (inclusive of all 100 year
exposures). This Sub-limit does not increase the specific flood
limit of liability for those Named Insured(s) that purchase this
optional dedicated coverage.
Not Applicable Per Occurrence for losses to locations in Tier 1 and/or Tier 2
Counties and resulting from a Named Windstorm.
$ 25,000,000 Earthquake Shock - Per Occurrence and in the Annual
Aggregate (for those Named Insured(s) that purchase this
optional dedicated coverage).
$ 100,000,000 Combined Business Interruption, Rental Income and Tuition
Income (and related fees). However, if specific values for such
coverage have not been reported as part of the Named
Insured's schedule of values held on file with Alliant Insurance
Services, Inc., this sub-limit amount is limited to $500,000 per
Named Insured subject to maximum of $2,500,000 Per
Occurrence, Per Declaration for Business Interruption, Rental
Income and Tuition Income combined. Coverage for power
generating plants is excluded, unless otherwise specified.
$ 50,000,000 Extra Expense.
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City of Renton 06/10/2025 11:38:59 AM
ALL RISK
COVERAGES &
SUB-LIMITS:
(continued)
Per Bound TIV $10,000,000 Miscellaneous Unnamed Locations for Named
Insureds with total insurable values greater than or equal to
$250,000,000 at time of binding or $5,000,000 Miscellaneous
Unnamed Locations for Named Insureds with total insurable
values less than $250,000,000 at time of binding excluding
Earthquake coverage for Alaska and California locations. If
Flood coverage is purchased for scheduled locations, this
extension will extend to include Flood coverage for any location
not situated in Flood Zones A or V.
180 Days Extended Period of Indemnity
See Policy Provisions $50,000,000, or a Named Insured's Policy Limit of Liability if
less than $50,000,000, Automatic Acquisition for 120 days
except:
- $25,000,000 Automatic Acquisition for 90 days for new sub-
member and/or entity of an existing Pools, JPA or Group;
- $25,000,000 Automatic Acquisition for 90 days for Vacant
properties;
- $10,000,000 Automatic Acquisition for 120 days for Licensed
Vehicles;
- $2,500,000 Automatic Acquisition for 60 days for additional
property and/or interests in Tier 1 Wind Counties, Parishes and
Independent Cities for the states of Virginia, North Carolina,
South Carolina, Georgia, Alabama, Mississippi, Louisiana,
Texas and/or situated anywhere within the states of Florida and
Hawaii;
- The peril of Earthquake is excluded for the states of Alaska
and California;
- If Flood coverage is purchased for all scheduled locations,
this extension will extend to include Flood coverage for any
location not situated in Flood Zones A or V.
$ 1,000,000 Unscheduled Landscaping, tees, sand traps, greens, athletic
fields and artificial turf; however, replacement of trees, plants
and shrubs will be limited to the actual size of the destroyed
plant, tree or shrub at the time of the loss up to a maximum size
of 25 gallons per item but not to exceed $25,000 per item for
existing Named Insureds excluding Earthquake coverage for
Alaska and California locations. If Flood coverage is purchased
for scheduled locations, this extension includes Flood coverage
for any location not situated in Flood Zones A or V. $ 5,000,000 or 110% of the scheduled values, whichever is greater, for
Scheduled Landscaping, tees, sand traps, greens, athletic
fields and artificial turf; however, replacement of trees, plants
and shrubs will be limited to the actual size of the destroyed
plant, tree or shrub at the time of the loss up to a maximum size
of 25 gallons per item but not to exceed $25,000 per item.
$ 5,000,000 or 120% of the scheduled values, whichever is less, for
Scheduled Landfills (as more fully defined in the policy).
$ 50,000,000 Errors & Omissions - This extension does not increase any
more specific limit stated elsewhere in this policy or
Declarations.
AGENDA ITEM #6. g)
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City of Renton 06/10/2025 11:38:59 AM
ALL RISK
COVERAGES &
SUB-LIMITS:
(continued)
$ 25,000,000 Course of Construction and Additions (including new) for
projects with completed values not exceeding the sub-limit
shown. Projects valued greater than $15,000,000 require
underwriting approval and a premium charge.
$ 500,000 Money & Securities for named perils only as referenced within
the policy, however fraudulent impersonation, fraudulent
instruction or similar events are excluded.
$ 2,500,000 Unscheduled Fine Arts.
$ 250,000 Accidental Contamination per occurrence and annual
aggregate per Named Insured with $500,000 annual aggregate
for all Named Insureds per Declaration. Coverage shall not
attach or become insurance upon any property which at the
time of loss is more specifically described and covered under
any other policy form until the liability of such other insurance
has first been exhausted and shall then cover only the excess
of value of such property over and above the amount payable
under such other insurance, whether collectible or not.
$ 750,000 Unscheduled infrastructure including but not limited to tunnels,
bridges, dams, catwalks (except those not for public use),
roadways, highways, streets, sidewalks, culverts, channels,
levees, dikes, berms, embankments, landfills (as more fully
defined in the policy), docks, piers, wharves, street lights, traffic
signals, meters, roadway or highway fencing (including
guardrails), and all similar property unless a specific value has
been declared. Unscheduled infrastructure coverage is
excluded for the peril of Earthquake and excluded for Federal
Emergency Management Agency (FEMA) and/or Office of
Emergency Services (OES) declared disasters, providing said
declaration provides funding for repairs.
$ 50,000,000 Increased Cost of Construction due to the enforcement of
building codes/ ordinance or law (includes All Risk and Boiler &
Machinery) except $2,500,000 for vacant properties.
$ 25,000,000 Transit - Physical Damage only.
$ 2,500,000 Unscheduled Animals; not to exceed $50,000 per Animal, per
Occurrence.
$ 2,500,000 Unscheduled Watercraft up to 27 feet.
Not Covered Per Occurrence for Off Premises Vehicle Physical Damage.
$ 25,000,000 Off Premises Services Interruption including Extra Expense
resulting from a covered peril at non-owned/operated locations.
$ 5,000,000 Per Occurrence Per Named Insured subject to an Annual
Aggregate of $10,000,000 for Earthquake Shock on Licensed
Vehicles, Unlicensed Vehicles, Contractor's Equipment and
Fine Arts combined for all Named Insured(s) in this Declaration
combined that do not purchase optional dedicated Earthquake
Shock coverage, and/or where specific values for such items
are not covered for optional dedicated Earthquake Shock
coverage as part of the Named Insured's schedule of values
held on file with Alliant Insurance Services, Inc..
AGENDA ITEM #6. g)
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City of Renton 06/10/2025 11:38:59 AM
ALL RISK
COVERAGES &
SUB-LIMITS:
(continued)
$ 5,000,000 Per Occurrence Per Named Insured subject to an Annual
Aggregate of $10,000,000 for Flood on Licensed Vehicles,
Unlicensed Vehicles, Contractor's Equipment and Fine Arts
combined for all Named Insured(s) in this Declaration combined
that do not purchase optional dedicated Flood coverage, and/or
where specific values for such items are not covered for
optional dedicated Flood coverage as part of the Named
Insured's schedule of values held on file with Alliant Insurance
Services, Inc..
$ 3,000,000 Contingent Business Interruption, Contingent Extra Expense,
Contingent Rental Values and Contingent Tuition Income
separately.
$ 3,000,000 Tax Revenue Interruption – Per Policy Provisions. However, if
specific values for such coverage have not been reported as
part of the Named Insured’s schedule of values held on file
with Alliant Insurance Services, Inc., this sub-limit amount is
limited to $1,000,000 Per Occurrence – Per Policy Provisions.
$ 500,000 Jewelry, Furs, Precious Metals and Precious Stones
Separately.
$ 1,000,000 Claims Preparation Expenses.
$ 50,000,000 Expediting Expenses.
$ 100,000 Per Occurrence with a $1,000,000 Annual Aggregate per
Declaration for Mold/Fungus Resultant Damage as more fully
defined in the policy.
$ 100,000,000 Ingress/Egress Per Occurrence, Per Named Insured for the
actual loss sustained during the period of time not exceeding 30
days when, as a direct result of physical loss or damage
caused by a covered peril(s) specified by this Policy and
occurring at property located within a 10 mile radius of covered
property, ingress to or egress from the covered property by this
Policy is prevented.
$ 100,000,000 Interruption By Civil Authority Per Occurrence, Per Named
Insured for the actual loss sustained during the period of time
not exceeding 30 days when, as a direct result of physical loss
or damage caused by a covered peril(s) specified by this Policy
and occurring at property located within a 10 mile radius of
covered property, access to the covered property is specifically
prohibited by order of a civil authority.
$ 10,000,000 Electronic Data Processing Media.
$ 1,000,000 Personal Property Outside of the USA (including associated
Business Interruption).
AGENDA ITEM #6. g)
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City of Renton 06/10/2025 11:38:59 AM
ALL RISK
COVERAGES &
SUB-LIMITS:
(continued)
Not Covered Per Occurrence Per Declaration Upgrade to Green Coverage
subject to the lesser of, the cost of upgrade, an additional 25%
of the applicable limit of liability shown in the schedule of values
or this sub limit.
Not Covered for Communicable Disease.
$ 100,000 Per Occurrence while in Storage and In Transit coverage
subject to $10,000 Deductible for Unmanned Aircraft as more
fully defined in the Policy. Not Covered while in Flight.
See Policy Provisions Scheduled Vacant Building per Conditions in Section IV., Item I
$ 2,500,000 Unscheduled Vacant Building per Policy Provisions Section IV.,
Item I
VALUATION: • Repair or Replacement Cost (RCV)
• Actual Loss Sustained for Time Element Coverages
• Contractor’s Equipment /Vehicles either Replacement Cost (RCV) or Actual Cash
Value (ACV) as declared by each insured. If not declared, valuation will default to
Actual Cash Value (ACV)
EXCLUSIONS
(Including but not
limited to):
• Seepage & Contamination
• Cost of Clean-up for Pollution
• Mold
Deductibles: If two or more deductible amounts provided in the Declaration Page
apply for a single occurrence the total to be deducted shall not exceed the
largest per occurrence deductible amount applicable. (The Deductible amounts
set forth below apply Per Occurrence unless indicated otherwise).
“ALL RISK”
DEDUCTIBLE:
$ 50,000 Per Occurrence, which will apply in the event a more specific
deductible is not applicable to a loss.
DEDUCTIBLES FOR
SPECIFIC PERILS
AND COVERAGES:
$ 100,000 All Flood Zones Per Occurrence excluding Flood Zones A & V.
$ 250,000 Per Occurrence for Flood Zones A & V (inclusive of all 100 year
exposures).
Not Applicable for losses to locations in Tier 1 and/or 2 Counties and resulting
from a Named Windstorm.
2% per unit of
insurance, subject to
250,000 minimum per
occurrence
Earthquake Shock: If the stated deductible is a flat dollar
amount, the deductible will apply on a Per Occurrence basis,
unless otherwise stated. If the stated deductible is on a
percentage basis, the deductible will apply Per Occurrence on
a Per Unit basis, as defined in the policy form, subject to the
minimum deductible per occurrence.
$ 1,000 Per Occurrence for Specially Trained Animals.
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City of Renton 06/10/2025 11:38:59 AM
DEDUCTIBLES FOR
SPECIFIC PERILS
AND COVERAGES:
(continued)
$ 500,000 or the All Risk Basic Deductible, whichever is greater, for
Unscheduled infrastructure including but not limited to tunnels,
bridges, dams, catwalks (except those not for public use),
roadways, highways, streets, sidewalks, culverts, channels,
levees, dikes, berms, embankments, landfills (as more fully
defined in the policy), docks, piers, wharves, street lights, traffic
signals, meters, roadway or highway fencing (including
guardrails), and all similar property unless a specific value has
been declared. Unscheduled infrastructure coverage is
excluded for the peril of Earthquake and excluded for Federal
Emergency Management Agency (FEMA) and/or Office of
Emergency Services (OES) declared disasters, providing said
declaration provides funding for repairs.
$ 10,000 Per Vehicle or Item for Licensed Vehicles, Unlicensed Vehicles
and Contractor's Equipment subject to $100,000 Maximum Per
Occurrence, Per Named Insured for the peril of Earthquake for
Named Insured(s) who do not purchase dedicated Earthquake
limits.
$ 50,000 Per Occurrence Per Named Insured for this Declaration for Fine
Arts for the peril of Earthquake for Named Insured(s) who do
not purchase dedicated Earthquake limits.
$ 10,000 Per Vehicle or Item for Licensed Vehicles, Unlicensed Vehicles
and Contractor's Equipment subject to $100,000 Maximum Per
Occurrence, Per Named Insured for the peril of Flood for
Named Insured(s) who do not purchase dedicated Flood limits.
$ 50,000 Per Occurrence Per Named Insured for this Declaration for Fine
Arts for the peril of Flood for Named Insured(s) who do not
purchase dedicated Flood limits.
2.5% of Annual Tax Revenue Value per location for Tax Revenue
Interruption.
Not Covered Per Occurrence for Off Premises Vehicle Physical Damage. If
Off-Premises coverage is included/purchased, the stated
deductible will apply to vehicle physical damage both on and
off-premises on a Per Occurrence basis, unless otherwise
stated. If Off-Premises coverage is not included, On-
Premises/In-Yard coverage is subject to the All Risk (Basic)
deductible.
$ 25,000 Per Occurrence for Contractor's Equipment.
Replacement Cost Contractor's Equipment Valuation Basis
Time Qualifiers
24 HourWaiting Period for Ingress/Egress, per Occurrence, as further defined in the
Policy Form.
24 HourWaiting Period for interruption by Civil Authority, per Occurrence, as further
defined in the Policy Form.
24 HourWaiting Period for Off Premises Service Interruption per Occurrence, as
further defined in the Policy Form.
AGENDA ITEM #6. g)
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City of Renton 06/10/2025 11:38:59 AM
SPECIAL TERMS AND
CONDITIONS:
It is understood and agreed that notwithstanding anything contained herein to the contrary the following shall
apply to this Policy:
The following stand-alone coverages are provided by the APIP program but are not covered in the Limit of
Liability or the Sub-Limits of Liability above or attached to the Master Policy Form Wording. However, the
coverage costs are included in the APIP Total Cost noted below. Carriers providing these coverages are
included in the Schedule of Carriers.
$ 100,000,000 Per Named Insured Per Occurrence subject to $200,000,000
Annual Aggregate of Declarations 1-14, 18-30 and 32-35
combined as respects Property Damage, Business Interruption,
Rental Income and Extra Expense Combined for Terrorism
(Primary Layer).
$ 50,000 Per Occurrence Deductible for Primary Terrorism.
$ 600,000,000 Per Named Insured for Terrorism (Excess Layer) subject to;
$ 1,100,000,000 Per Occurrence, All Named Insureds combined in Declarations
1-14, 18-21, 23-30 and 32-35 for Terrorism (Excess Layer)
subject to;
$ 1,400,000,000 Annual Aggregate shared by all Named Insureds combined in
Declarations 1-14, 18-21, 23-30 and 32-35, as respects
Property Damage, Business Interruption, Rental Income and
Extra Expense combined for Terrorism (Excess Layer).
$ 500,000 Per Occurrence Deductible for Excess Terrorism (Applies only
if the Primary Terrorism Limit is exhausted).
Included Information Security & Privacy Insurance with Electronic Media
Liability Coverage. See attached Cyber Coverage Summary for
applicable Limits. (Cyber Liability) If, insured purchases such
coverage.
$ 25,000,000 Per Named Insured, Per occurrence subject to an Annual
Aggregate of $50,000,000 combined for Declarations 1-14, 18-
30 and 32-35 as respects Personal and Real property for Cyber
Attack Resultant Damage.
Included Pollution Liability Insurance Coverage. See attached Pollution
Liability Insurance Coverage Document for applicable limits and
deductibles. If, insured purchases such coverage. If, insured
purchases such coverage.
TERMS &
CONDITIONS:
Sub-limits, terms and conditions are subject to change.
25% Minimum Earned Premium and cancellations subject to 10% penalty
Except Cyber Liability Premium is calculated on a pro-rata basis, unless there is a
claim in which case the premium is deemed fully earned. If, insured purchases such
coverage.
Except Pollution Liability Premium is 100% Earned at Inception. If, insured purchases
such coverage.
AGENDA ITEM #6. g)
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City of Renton 06/10/2025 11:38:59 AM
NOTICE OF
CANCELLATION:
90 Days except 10 Days for non-payment of premium
Annual Cost*
Total Property
Premium:
$ 1,292,764.00
Excess Boiler: $ 5,917.00
Cyber Liability
Premium:
$ 98,345.00
Pollution Liability
Premium:
$ 4,900.00
ABS Fee: $ 4,285.00
SLT&F’s (Estimate) $ 32,244.31
Broker Fee: $ 0.00
TOTAL COST †:
(Including Taxes and
Fees)
$ 1,438,455.31
*Premiums are based on valid selectable options and the TIV’s above. Changes in TIV’s will require a premium
adjustment. Please refer to invoice for new lock box remittance for address and account information.
† TOTAL COST includes: premiums, underwriting fees, commissions, loss control expenses, program
administration charges, and applicable taxes (excluding the Cyber Enhancement premium - should you have
elected to purchase this coverage)
PRINT DATE: June 10, 2025
PROPOSAL VALID UNTIL: July 1, 2025
BROKER: ALLIANT INSURANCE SERVICES, INC.
License No. 0C36861
Kevin Miller, ARM
First Vice President
Brian A. White
Senior Vice President
Anne Shackelford
Senior Vice President
Jamie Arnoldi
Account Executive
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City of Renton 06/10/2025 11:38:59 AM
NOTES:
• Some coverage, limits, sub-limits, terms and conditions will change, as negotiations are
ongoing. Changes will be documented and accompany the Binder Confirmation for July 1, 2025
bound terms. Coverage outlined in this Proposal is subject to the terms and conditions being
negotiated with the policy. To be finalized and presented at Program Inception.
• The program expects to continue purchasing Cyber Resultant Physical Damage cover which is
provided to insureds purchasing Terrorism within the program – limits to be determined. See
expiring Policy No. PF2409084 for current coverage details.
• This proposal is based on the current loss experience and is subject to change if this insured’s
loss ratio deteriorates further and/or if the markets suffer a catastrophic event
• Change in Total Insurable Values will result in adjustment in premium
• Each line of coverage is rated separately. Increases in TIV’s on highly rated coverages such as
Vehicles, CE, EQ or 100 year Flood Zones, etc. may increase the insured’s average account rate.
• The flood zones provided on the Schedule of Values (SOVs) are for rating purposes only. The
actual flood zone will be determined at the time of loss.
• Please refer to invoice for new lock box remittance for address and account information.
AGENDA ITEM #6. g)
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City of Renton 06/10/2025 11:38:59 AM
APIP SUMMARY OF PROPOSED PROPERTY CHANGES
BELOW IS A SUMMARY OF PROPOSED CHANGES FOR THE 2025-2026 POLICY PERIOD
Coverage 2024-2025 2025-2026 Status
All Risk Limit $1,000,000,000 $1,250,000,000
Enhancement
Tax Interruption
Sub-limit
2.5% of Annual Tax Revenue Value per Location
for Tax Interruption.
2.5% of Annual Tax Revenue Value per
Location for Tax Revenue Interruption.
Clarification
Waiting Periods 24 Hour waiting periods
Added sub-section with new header
identifying 24 hour waiting periods as “Time
Qualifiers”
Clarification
Service
Interruption
24 Hour Waiting Period for Service Interruption for
All Perils and Coverages.
24 Hour Waiting Period for Off Premises
Service Interruption per Occurrence, as
further defined in the Policy Form
Clarification
Ingress/Egress 24 Hour Waiting Period for Ingress/Egress
24 Hour Waiting Period for Ingress/Egress
per Occurrence, as further defined in the
Policy Form
Clarification
Civil Authority 24 Hour Waiting Period for Civil Authority
24 Hour Waiting Period for interruption by
Civil Authority, per Occurrence, as further
defined in the Policy Form
Clarification
Unscheduled
infrastructure $500,000 deducitble $500,000 or basic deductible whichever is
higher
Clarification
MASTER POLICY FORM PROPOSED CHANGES
Coverage 2024-2025 2025-2026 Status
Policy Period July 1, 2024 to July 1,2025 July 1, 2025 to July 1,2026 Update
USA Form No. 20 21 Update
Section I, A.
Insuring
Agreement
In consideration of the premium paid by the Named
Insured to the Company, the Company agrees to
insure the following per the terms and conditions
herein.
In consideration of the premium paid by the
Named Insured to the Company, the program
carriers agree to insure the following per the
terms and conditions herein, including all
carrier endorsements, thereto.
Clarification
Section I E 2.n
Sub-limits
n. Unscheduled infrastructure
.. Unscheduled Infrastructure coverage is excluded
for the peril of Earthquake Shock, and for Federal
Emergency Management Agency (F.E.M.A.)
and/or any State Office of Emergency Services
(O.E.S.) declared disasters, providing said
declaration provides funding for repairs.
Unscheduled Infrastructure coverage is
excluded for the peril of Earthquake Shock
and excluded for Federal Emergency
Management Agency (F.E.M.A.) and/or any
State Office of Emergency Services (O.E.S.)
declared disasters, providing said declaration
provides funding for repairs.
Clarification
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MASTER POLICY FORM PROPOSED CHANGES CONTINUED
Coverage 2024-2025 2025-2026 Status
Section I, H. Unit
of Insurance
Defined
H. Unit of Insurance Defined
H. Percentage Deductibles – Unit(s) of
Insurance Defined
When the applicable deductible is on a unit(s)
of insurance basis, subject to any applicable
minimum deductible(s) the amount of the
deductible shall be determined by applying
the percentages separately to each of the
following units of insurance:
Clarification
Tax Interruption Where Tax Interruption is referenced Revised to read: Tax Revenue Interruption Clarification
Section II, B. 6.
Claim Preparation
Expenses
This Policy also insures as a direct result of
physical loss or damage insured hereunder any
claim preparation expenses including, but not
limited to, auditors, consultants and accountants.
However, the expenses of public adjusters are
specifically excluded
This Policy also insures as a direct result of
physical loss or damage insured hereunder
solely to any claim preparation expenses
including, but not limited to, auditors,
consultants and accountants. However, the
expenses of public adjusters, or those
expenses of any party associated with
prosecuting a claim for coverage under this
policy, are specifically excluded.
Clarification
Section II, D. 6.
Library Contents Expiring values Values inflated by 2024; 4th quarter rate of
3.5%
Update
Section IV, 1.
Definition of
Vacant
However, the above definition of vacant, shall not
apply when customary business operations at a
building are temporarily suspended due to
circumstances that are usual to such business
operations, provided only that existing building
safeguards as described in part J. Protective
Safeguards are operational during the period of
temporary suspension.
However, the above definition of vacant,
shall not apply when customary business
operations at a building are temporarily
suspended due to circumstances that are
usual to such business operations, provided
only that existing building safeguards as
described in part J. Protective Safeguards
are operational during the period of
temporary suspension.
Clarification
Section IV, I. 4.
Other Vacancy
Conditions
a. …..the maximum amount recoverable shall not
be more than 120% of the amount reported on the
schedule of values held on file with Alliant
Insurance Services, Inc. for that building.
a. …..the maximum amount recoverable
shall not be more than the amount reported
on the schedule of values held on file with
Alliant Insurance Services, Inc. for that
building.
Clarification
Endorsement Endorsement 7 Pollution, Contamination,
Debris Removal Exclusion
Clarification
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Boiler and Machinery Proposal Page 1 of 3
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ALLIANT INSURANCE SERVICES, INC.
ALLIANT PROPERTY INSURANCE PROGRAM (APIP)
BOILER AND MACHINERY PROPOSAL
NAMED INSURED: City of Renton
POLICY PERIOD: July 1, 2025 to July 1, 2026
COMPANIES: See Attached List of Companies
TOTAL INSURED VALUES: $ 480,403,987 as of June 10, 2025
STATUS/RATING: See Attached List of Companies
COVERAGES & LIMITS: $ 100,000,000 Boiler Explosion and Machinery Breakdown, (for those
Named Insureds that purchase this optional dedicated
coverage) as respects Combined Property Damage and
Business Interruption/Extra Expense (Including Bond
Revenue Interest Payments where Values Reported and
excluding Business Interruption for power generating
facilities unless otherwise specified). Limit includes loss
adjustment agreement and electronic computer or
electronic data processing equipment with the following
sub-limits:
Included Jurisdictional and Inspections.
$ 10,000,000 Per Occurrence for Service/Utility/Off Premises Power
Interruption.
Included Per Occurrence for Consequential Damage/Perishable
Goods/Spoilage.
$ 10,000,000 Per Occurrence for Electronic Data Processing Media and
Data Restoration.
$ 2,000,000 Per Occurrence, Per Named Insured and in the Annual
Aggregate per Declaration for Earthquake Resultant
Damage for Named Insureds who purchase Dedicated
Earthquake Coverage.
$ 10,000,000 Per Occurrence for Hazardous Substances / Pollutants /
Decontamination.
Included Per Occurrence for Machine or Apparatus used for
Research, Diagnosis, Medication, Surgical, Therapeutic,
Dental or Pathological Purposes.
NEWLY ACQUIRED
LOCATIONS:
$ 25,000,000 Automatic Acquisition for Boiler & Machinery values at
newly acquired locations. Values greater than
$25,000,000 or Power Generating Facilities must be
reported within 120 days and must have prior underwriting
approval prior to binding
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VALUATION: Repair or Replacement except Actual Loss sustained for all Time Element
coverages
EXCLUSIONS
(Including but not limited
to):
• Testing
• Explosion, except for steam or centrifugal explosion
• Explosion of gas or unconsumed fuel from furnace of the boiler
OBJECTS EXCLUDED:
(Including but not limited
to):
• Insulating or refractory material
• Buried Vessels or Piping
NOTICE OF
CANCELLATION:
90 days except 10 days for non-payment of premium
DEDUCTIBLES: $ 25,000 Except as shown for Specific Objects or Perils.
$ 25,000 Electronic Data Processing Media.
$ 25,000 Consequential Damage.
$ 25,000 Objects over 200 hp, 1,000 KW/KVA/Amps or
Boilers over 5,000 square feet of heating surface.
$ 50,000 Objects over 350 hp, 2,500 KW/KVA/Amps or
Boilers over 10,000 square feet of heating surface.
$ 100,000 Objects over 500 hp, 5,000 KW/KVA/Amps or
Boilers over 25,000 square feet of heating surface.
$ 250,000 Objects over 750 hp, 10,000 KW/KVA/Amps or
Boilers over 75,000 square feet of heating surface.
$ 350,000 Objects over 25,000 hp, 25,000 KW/KVA/Amps or
Boilers over 250,000 square feet of heating
surface.
$ 10 per foot / $2,500
Minimum
Deep Water Wells.
24 Hour Waiting Period Utility Interruption.
24 Hours Business Interruption/Extra Expense Except as
noted below.
30 Days Business Interruption - Revenue Bond.
5 x 100% of Daily Value Business Interruption - All objects over 750 hp or
10,000 KW/KVA/Amps or 10,000 square feet
heating surface.
5 x 100% of Daily Value Business interruption - All Objects at Waste Water
Treatment Facilities and All Utilities.
Annual Cost
COST: Cost is included on Property Proposal
PRINT DATE: June 10, 2025
PROPOSAL VALID UNTIL: July 1, 2025
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Boiler and Machinery Proposal Page 3 of 3
City of Renton 06/10/2025 11:38:59 AM
BROKER: ALLIANT INSURANCE SERVICES, INC.
License No. 0C36861
Kevin Miller, ARM
First Vice President
Brian A. White
Senior Vice President
Anne Shackelford
Senior Vice President
Jamie Arnoldi
Account Executive
NOTES:
• Some coverage, limits, sub-limits, terms and conditions will change, as negotiations are
ongoing. Changes will be documented and accompany the Binder Confirmation for July 1,
2025 bound terms. Coverage outlined in this Proposal is subject to the terms and conditions
set forth in the policy.
• Please refer to the Policy for specific terms, conditions, and exclusions.
• This proposal is based on the current loss experience and is subject to change if this insured’s
loss ratio deteriorates further and/or if the markets suffer a catastrophic event.
• Change in Total Insurable Values will result in adjustment in premium.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Cyber Proposal Summary Page 1 of 9
City of Renton
ALLIANT INSURANCE SERVICES, INC.
ALLIANT PROPERTY INSURANCE PROGRAM (APIP)
CYBER INSURANCE PROPOSAL SUMMARY
CORE COVERAGE
TYPE OF COVERAGE:
PROGRAM:
NAMED INSURED:
Information Security & Privacy Insurance with Electronic Media Liability Coverage
Alliant Property Insurance Program (APIP) inclusive of
Public Entity Property Insurance Program (PEPIP), and
Hospital All Risk Property Program (HARPP), and Special Property Insurance
Program (SPIP)
APIP Cyber and Pollution Programs, Inc. which may include any member(s),
entity(ies), agency(ies), organization(s), enterprise(s) and/or individual(s), attaching to
each Declaration insured under the ALLIANT PROPERTY INSURANCE PROGRAM
(APIP), inclusive of PUBLIC ENTITY PROPERTY INSURANCE PROGRAM (PEPIP)
and HOSPITAL ALL RISK PROPERTY PROGRAM (HARPP) and Special Property
Insurance Program (SPIP) as their respective rights and interests may appear which
now exist or which hereafter may be created or acquired and which are owned,
financially controlled or actively managed by the herein named interest, all jointly,
severally or in any combination of their interests, for account of whom it may concern
(all hereinafter referred to as Member(s) / Entity(ies).
DECLARATION: Various Declarations as on file with Insurer
POLICY PERIOD: July 1, 2025 to July 1, 2026
TERRITORY: WORLD-WIDE
RETROACTIVE DATE: APIP/PEPIP
For new members – the retro active date will be the date of addition
July 1, 2025 For new members included on the July 1, 2025/26 policy
July 1, 2024 For existing members included on the July 1, 2024/25 policy
July 1, 2023 For existing members included on the July 1, 2023/24 policy
July 1, 2022 For existing members included on the July 1, 2022/23 policy
July 1, 2021 For existing members included on the July 1, 2021/22 policy
July 1, 2020 For existing members included on the July 1, 2020/21 policy
July 1, 2019 For existing members included on the July 1, 2019/20 policy
July 1, 2018 For existing members included on the July 1, 2018/19 policy
July 1, 2017 For existing members included on the July 1, 2017/18 policy
July 1, 2016 For existing members included on the July 1, 2016/17 policy
July 1, 2015 For existing members included on the July 1, 2015/16 policy
July 1, 2014 For existing members included on the July 1, 2014/15 policy
July 1, 2013 For existing members included on the July 1, 2013/14 policy
July 1, 2012 For existing members included on the July 1, 2012/13 policy
APIP/PEPIP
For new members – the retro active date will be the date of addition
July 1, 2023 For existing members included on the July 1, 2023/24 policy
July 1, 2022 For existing members included on the July 1, 2022/23 policy
July 1, 2021 For existing members included on the July 1, 2021/22 policy
July 1, 2020 For existing members included on the July 1, 2020/21 policy
July 1, 2019 For existing members included on the July 1, 2019/20 policy
July 1, 2018 For existing members included on the July 1, 2018/19 policy
July 1, 2017 For existing members included on the July 1, 2017/18 policy
July 1, 2016 For existing members included on the July 1, 2016/17 policy
July 1, 2015 For existing members included on the July 1, 2015/16 policy
July 1, 2014 For existing members included on the July 1, 2014/15 policy
July 1, 2013 For existing members included on the July 1, 2013/14 policy
July 1, 2012 For existing members included on the July 1, 2012/13 policy
July 1, 2011 For existing members included on the July 1, 2011/12 policy
July 1, 2010 For existing members included on the July 1, 2010/11 polic y
July 1, 2010 For existing insured’s included on the July 1, 2010/11 policy
CSU
July 1, 2008 California State University and CSU Auxiliary Organizations
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Cyber Proposal Summary Page 2 of 9
City of Renton
COVERAGES &
LIMITS:
Ai. $ 75,000,000 Annual Policy and Program Aggregate Limit of
Liability (subject to policy exclusions) for all
Insureds/Members combined (Aggregate for all coverages
combined, including Claims Expenses), subject to the
following limits and sub-limits as noted.
Aii. $ 2,000,000 Insured/Member Annual Aggregate Limit of Liability
(subject to policy exclusions) for each Insured/Member,
within the Annual Policy and Program Aggregate Limit of
Liability and JPA/Pool Annnual Aggregate Limit of Liability
(Aggregate for all coverages combined, including Claim
Expenses) subject to the following limits and sub-limits as
noted.
BREACH RESPONSE
Breach Response
Costs:
FIRST PARTY LOSS
Business Interruption
and Dependent
Business Interruption
Aggregate Sub-Limit:
Business Interruption
Loss Resulting from
Security Breach
Business Interruption
Loss Resulting from
System Failure:
$ 500,000 Aggregate Limit of Liability for each Insured/Member
(Limit is increased to $1,000,000 if Beazley Nominated
Services Providers are used)
$ 750,000 Aggregate Limit of Liability for each Insured/Member
$ 750,000 Aggregate Limit of Liability for each Insured/Member
(Within the $750,000 Business Interruption and Dependent
Business Interruption Aggregate Sublimit)
$ 500,000 Aggregate Limit of Liability for each Insured/Member
(Within the $750,000 Business Interruption and Dependent
Business Interruption Aggregate Sublimit)
Dependent Business
Loss Resulting from
Security Breach:
Dependent Business
Loss Resulting from
System Failure:
Cyber Extortion Loss:
Data Recovery Costs:
$ 750,000 Aggregate Limit of Liability for each Insured/Member
(Within the $750,000 Business Interruption and
Dependent Business Interruption Aggregate Sublimit)
$ 100,000 Aggregate Limit of Liability for each Insured/Member
(Within the $750,000 Business Interruption and
Dependent Business Interruption Aggregate Sublimit)
$ 750,000 Aggregate Limit of Liability for each Insured/Member
$ 750,000 Aggregate Limit of Liability for each Insured/Member
INSURER: Lloyd’s of London - Beazley Syndicate: Syndicates 2623 - 623 - 100%
Liberty Surplus Insurance Corporation (Ironshore)
Associated Industries Insurance Company, Inc. (AmTrust Financial)
Westchester Surplus Lines Insurance Company (Chubb)
100% MRS at Lloyd's (MunichRE)
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Cyber Proposal Summary Page 3 of 9
City of Renton
Data & Network
Liability:
Regulatory Defense &
Penalties:
$ 2,000,000 Aggregate Limit of Liability for each Insured/Member for
all Damages and Claims Expenses
$ 2,000,000 Aggregate Limit of Liability for each Insured/Member
Payment Card
Liabilities & Costs:
Media Liability:
$ 2,000,000 Aggregate Limit of Liability for each Insured/Member
$ 2,000,000 Aggregate Limit of Liability for each Insured/Member for
all Damages and Claims Expenses
eCRIME
Fraudulent Instruction:
Funds Transfer Fraud:
Telephone Fraud:
$ 75,000 Aggregate Limit of Liability for each Insured/Member
$ 75,000 Aggregate Limit of Liability for each Insured/Member
$ 75,000 Aggregate Limit of Liability for each Insured/Member
CRIMINAL REWARD
Criminal Reward:
$ 25,000 Aggregate Limit of Liability for each Insured/Member
COVERAGE
ENDORSEMENT(S)
Reputation Loss:
Claims Preparation
Costs for Reputation
Loss Claims Only:
$ 200,000 Aggregate Limit of Liability for each Insured/Member
$ 50,000 Aggregate Limit of Liability for each Insured/Member
Computer Hardware
Replacement Costs:
Invoice Manipulation:
Cryptojacking:
$ 200,000 Aggregate Limit of Liability for each Insured/Member
$ 100,000 Aggregate Limit of Liability for each Insured/Member
$ 50,000 Aggregate Limit of Liability for each Insured/Member
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Cyber Proposal Summary Page 4 of 9
City of Renton
RETENTION:
$ 50,000 Per Claim for each Member/Insured with Total Insured
Value (TIV) up to $250,000,000 at the time of policy
inception
8 Hour waiting period for Dependent/Business Interruption
Loss
$ 100,000 Per Claim for each Member/Insured with Total Insured
Value (TIV) greater than $250,000,000 and up to
$750,000,000 at the time of policy inception
8 Hour waiting period for Dependent/Business Interruption
Loss
$ 250,000 Per Claim for each Member/Insured with Total Insured
Value (TIV) greater than $750,000,000 at the time of
policy inception
8 Hour waiting period for Dependent/Business Interruption
Loss
NOTICES:
Policy coverage of this policy provides coverage on a claims made and
reported basis; except as otherwise provided, coverage under noted
coverage schedule applies only to claims first made against the
Insured/Member and reported to underwriters during the policy period.
Claims expenses shall reduce the applicable limit of liability and are subject to the
applicable retention.
This is a shared limit policy among the Named Insureds. The per
Insured/Member policy limits are on a per claim or incident for each
Insured/Member basis, sub-limits listed are aggregated per Insured/Member
and are within the total Insured/Member aggregate limit. In the event of a
claim/incident with multiple Insureds/Members exhausting the program
aggregate limit provided by the Insurer to Insureds/Members, payment to all
Insureds/Members for the claim/incident will be determined by the
Insurer. Where coverages are aggregated, sub-limit and limits apply to all
Insureds/Members for the entire Policy Period unless specifically stated
otherwise. The policy aggregate limit is not a per Insured/Member maximum
limit.
EXTENDED
REPORTING PERIOD:
For Named Insured - To be determined at the time of election (additional
premium will apply)
SPECIFIC COVERAGE
PROVISIONS:
A.
Breach Response indemnifies the Insured/Member for Breach Response Costs
incurred by the Insured/Member because of an actual or reasonably suspected
Data Breach or Security Breach that the Insured first discovers during the Policy
Period.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Cyber Proposal Summary Page 5 of 9
City of Renton
SPECIFIC COVERAGE
PROVISIONS:
(Continued)
B.
First Party Loss
Business Interruption Loss indemnifies the Insured/Member for a Business
Interruption Loss sustained as a result of a Security Breach or System Failure
that the Insured first discovers during the Policy Period.
Dependent Business Interruption Loss indemnifies the Insured/Member for a
Dependent Business Interruption Loss sustained as a result of a Security Breach
or a System Failure that the Insured first discover during the Policy Period.
Cyber Extortion Loss indemnifies the Insured/Member for a Cyber Extortion Loss
incurred as a result of an Extortion Threat first made against the Insured/Member
during the Policy Period.
Data Recovery Costs indemnifies the Insured/Member for Data Recovery Costs
incurred as a direct result of a Security Breach or System Failure that the Insured
first discovers during the Policy Period.
C.
Liability
Data & Network Liability pays Damages and Claims Expenses, which the Insured
is legally obligated to pay because of any Claim first made against any Insured
during the Policy Period for a Data Breach, a Security Breach, the Insured’s
failure to disclose a Data Breach or Security Breach, or failure of the Insured to
comply with the part of a Privacy Policy that specifically is related to disclosure,
access or procedures related to Personally Identifiable Information.
Regulatory Defense & Penalties pays Penalties and Claims Expenses, which the
Insured is legally obligated to pay because of a Regulatory Proceeding first made
against any Insured during the Policy Period for a Data Breach or a Security
Breach.
Payment Card Liabilities & Costs indemnifies the Insured/Member for PCI Fines,
Expenses and Costs which it is legally obligated to pay because of a Claim first
made against any Insured during the Policy Period.
Media Liability pays Damages and Claims Expenses, which the Insured is legally
obligated to pay because of any Claim first made against any Insured during the
Policy Period for electronic Media Liability.
D.
E.
eCrime indemnifies the Insured/Member for any direct financial loss sustained
resulting from:
• Fraudulent Instruction
• Funds Transfer Fraud
• Telephone Fraud
That the Insured first discovers during the Policy Period.
Criminal Reward indemnifies the Insured/Member for Criminal Reward Funds.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Cyber Proposal Summary Page 6 of 9
City of Renton
Coverage
Endorsement(s)
Reputational Loss indemnifies the Insured Organization for Reputation Loss that
the Insured Organization sustains solely as a result of an Adverse Media Event
that occurs during the Policy Period, concerning: a Data Breach, Security Breach,
or Extortion Threat that the Insured first discovers during the Policy Period.
Computer Hardware Replacement Costs is part of the Extra Expense
coverage. Extra Expense means reasonable and necessary expenses incurred
by the Insured Organization during the Period of Restoration to minimize, reduce
or avoid Income Loss, over and above those expenses the Insured Organization
would have incurred had no Security Breach, System Failure, Dependent
Security Breach or Dependent System Failure occurred; and includes reasonable
and necessary expenses incurred by the Insured Organization to replace
computers or any associated devices or equipment operated by, and either
owned by or leased to, the Insured Organization that are unable to function as
intended due to corruption or destruction of software or firmware directly resulting
from a Security Breach
Invoice Manipulation indemnifies the Insured Organization for Direct Net Loss
resulting directly from the Insured Organization’s inability to collect Payment for
any goods, products or services after such goods, products or services have
been transferred to a third party, as a result of Invoice Manipulation that the
Insured first discovers during the Policy Period. Invoice Manipulation means the
release or distribution of any fraudulent invoice or fraudulent payment instruction
to a third party as a direct result of a Security Breach or a Data Breach.
Cryptojacking indemnifies the Insured Organization for any direct financial loss
sustained resulting from Cryptojacking that the Insured first discovers during the
Policy Period. Cryptojacking means the Unauthorized Access or Use of Computer
Systems to mine for Digital Currency that directly results in additional costs
incurred by the Insured Organization for electricity, natural gas, oil, or internet.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Cyber Proposal Summary Page 7 of 9
City of Renton
EXCLUSIONS:
(Including but not
limited to)
Coverage does not apply to any claim or loss from:
• Bodily Injury or Property Damage
• Trade Practices and Antitrust
• Gathering or Distribution of Information
• Prior Known Acts & Prior Noticed Claims
• Racketeering, Benefit Plans, Employment Liability & Discrimination
• Sale or Ownership of Securities & Violation of Securities Laws
• Criminal, Intentional of Fraudulent Acts
• Patent, Software Copyright, Misappropriation of Information
• Governmental Actions
• Other Insureds & Related Enterprises
• Trading Losses, Loss of Money & Discounts
• Media-Related Exposures – Contractual liability or obligation
• Nuclear Incident
• Radioactive Contamination
• Tribal Exclusion Endorsement
• Sanctions Limitation
• War and Cyber War Exclusion with Single Entity Carve Back
• Asbestos, Pollution and Contamination
• First Party Loss – with respects: 1. seizure, nationalization, confiscation, or
destruction of property or data by order of any governmental or public
authority; 2. costs or expenses incurred by the Insured to identify or
remediate software program errors or vulnerabilities or update, replace,
restore, assemble, reproduce, recollect or enhance data or Computer
Systems to a level beyond that which existed prior to a Security Breach,
System Failure, Dependent Security Breach, Dependent System Failure or
Extortion Threat; 3. failure or malfunction of satellites or of power, utility,
mechanical or telecommunications (including internet) infrastructure or
services that are not under the Insured Organization’s direct operational
control; or 4. fire, flood, earthquake, volcanic eruption, explosion, lightning,
wind, hail, tidal wave, landslide, act of God or other physical event.
• Website Tracking Exclusion specific to hospitals as defined by: Hospitals
defined as institutions that comprise all the following: A health facility with
overall administrative and professional responsibility and an organized
medical staff that provides 24-Hour inpatient care, including the following
services: Medical, nursing, surgical, anesthesia, laboratory, pharmacy, and
dietary services.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Cyber Proposal Summary Page 8 of 9
City of Renton
NOTICE OF CLAIM:
• IMMEDIATE NOTICE must be made to Beazley NY of all potential claims and
circumstances (assistance, and cooperation clause applies)
• Claim notification under this policy is to:
Beazley Group
Attn: TMB Claims Group
45 Rockefeller Plaza, 16th Floor
New York, NY 10111
bbr.claims@beazley.com
Toll Free 24 Hour Hotline 866-567-8570
NOTICE OF
CANCELLATION:
10 days for non-payment of premium
OTHER SERVICES Unlimited Access to Beazley Breach Solutions website
https://www.beazley.com/en-us/cyber-customer-centre/cyber/
BROKER: ALLIANT INSURANCE SERVICES, INC.
License No. 0C36861
NOTES:
• Some coverage, limits, sub-limits, terms and conditions may change, as negotiations are
ongoing. Changes will be documented and accompany the Binder Confirmation for July 1, 2025 bound
terms. Coverage outlined in this Proposal is subject to the terms and conditions being negotiated with
the policy. To be finalized and presented at Program Inception.
• Please refer to Policy for specific terms, conditions and exclusions
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Cyber Proposal Summary Page 9 of 9
City of Renton
CYBER SUMMARY OF PROPOSED CHANGES
THE FOLLOWING ITEMS ARE PROPOSED CHANGES FOR THE 2025-2026 POLICY PERIOD
Coverage 2024-2025 2025-2026
Beazley Breach Response
Endorsement
Coverage offered to new and
existing Members – Underwriting
required
No Change
Retention Buy Down
Coverage is being offered to new
and existing members;
underwriting required
No Change
New members to APIP Cyber Core-
Mid Term Transactions
New this year; no underwriting, all
members requesting core
coverage are eligible.
Ransomware application,
statement of no losses, and AFB
warranty required.
All insureds requesting core cyber
coverage are required to complete
the Beazley Ransomware
Supplemental application in the
application portal, provide a signed
statement of no losses, and an AFB
warranty .
New To APIP Core effective Mid-
Term or July 1 Minimum Premium was $500 Minimum Premium Changed to
$1,000
Beazley Core Coverage-Website
Tracking Exclusion
Website Pixel Tracking Exclusion
specific to Hospitals defined as a
Health Facility with overall
administrative and professional
responsibility and organized
medical staff that provides 24-
hour inpatient care, including the
following services: Medical,
nursing, surgical, anesthesia,
laboratory, pharmacy, and dietary
services.
No Change
Beazley Core Coverage-New Boost
offering
By endorsement and included
only with the BBR purchase.
Open to all members. Provides
full limit coverage for some First
Party Limits; Business
Interruption, Cyber Extortion, and
Data Recovery.
No Change
Beazley Breach Response
No retention at time of loss for
forensic services only when using
Beazley Security; applicable to
Beazley Breach Response
Endorsement purchasers only.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 1 of 16
City of Renton
ALLIANT INSURANCE SERVICES, INC.
ALLIANT PROPERTY INSURANCE PROGRAM (APIP)
POLLUTION LIABILITY COVERAGE PROPOSAL
TYPE OF INSURANCE: Insurance Reinsurance
TYPE OF COVERAGE: Claims Made and Reported Pollution Liability
PROGRAM: Alliant Property Insurance Program (APIP)
NAMED INSURED: Any member(s), entity(ies), agency(ies), organization(s), enterprise(s), pool(s), Joint Powers
Authority(ies) and/or individual(s) attached to each Declaration insured as per Named Insured
Schedule on file with Insurer, listed below.
POLICY PERIOD: July 1, 2025 to July 1, 2026
RETROACTIVE DATE: This coverage shall only apply if the Pollution Incident or Disinfection Event giving rise to the
Claim, Loss, Business Interruption Expenses or Extra Expenses commenced, in its entirety,
on or after July 1, 2011, or the date that the Insured first joined the Alliant Property Insurance
Program (APIP) for environmental or pollution insurance coverage, whichever is later, except
for the following coverages:
• July 1, 2021 for Products Pollution and Exposure Liability;
• July 1, 2021 for Contractor’s Pollution
• July 1, 2021 for Mold Matter
COMPANY: Ironshore Specialty Insurance Company
A.M. BEST INSURANCE
RATING::
A, Excellent, Financial Size Category XV
($2 Billion or greater)
Effective August 2, 2024
STANDARD & POORS
RATING:
A (Strong) as of May 19, 2024
ADMITTED STATUS: Non-Admitted in all states.
COVERED PROPERTY: Per the following Statements of Values (SOVs) submitted and on file with carrier:
1. PEPIP DEC 1 – SOVs
2. PEPIP DEC 2 – SOVs
3. PEPIP DEC 3 – SOVs
4. PEPIP DEC 4 – SOVs
5. PEPIP DEC 5 – SOVs
6. PEPIP DEC 11 – SOVs
7. PEPIP DEC 12 – SOVs
8. PEPIP DEC 14 – SOVs
9. PEPIP DEC 19 – SOVs
10. PEPIP DEC 23 – SOVs
11. PEPIP DEC 24 – SOVs
12. PEPIP DEC 26 – SOVs
13. PEPIP DEC 27 – SOVs
14. PEPIP DEC 28 – SOVs
15. PEPIP DEC 29 – SOVs
16. PEPIP DEC 30 – SOVs
17. PEPIP DEC 32 – SOVs
(Excludes SPIP, except as endorsed)
18. PEPIP DEC 33 – SOVs
19. PEPIP DEC 34 – SOVs
20. PEPIP DEC 35 – SOVs
21. PEPIP DEC 96 – SOVs
(Excluding HARPP members)
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 2 of 16
City of Renton
COVERED PROPERTY
(Continued):
Covered locations are defined as any real property owned, leased, rented, operated or
occupied by the Insured as of Policy Inception, including, but not limited to, any subsurface
potable water, wastewater or storm water pipelines to or from a Covered Location provided
that such pipelines are located within a one thousand (1,000) foot radius of such Covered
Location. Also includes any roads including, but not limited to, any alleys, streets or bridges
owned or operated by the Insured, any vacant land, including any parks, open spaces,
easements or rights-of-way owned or operated by the Insured any location scheduled to this
policy by endorsement.
COVERAGES & LIMITS: $25,000,000
$ 2,000,000
$ 2,000,000
$ 2,000,000
Policy Program Aggregate (all insureds combined)
Per Pollution Incident
Per Named Insured Aggregate
Per JPA/Pool Aggregate
SUB-LIMITS: $ 100,000
$ 100,000
$ 250,000
$ 250,000
$ 5,000,000
$ 1,000,000
$ 3,000,000
$ 3,000,000
$ 250,000
$ 2,000,000
$ 5,000,000
$10,000,000
$ 1,000,000
$ 2,000,000
$ 2,000,000
$10,000,000
$ 5,000,000
Disinfection Event Expenses Per Pollution Incident*
Disinfection Event Expenses Program Aggregate*
Image Restoration Expenses Per Pollution Incident*
Image Restoration Expenses Program Aggregate*
Mold Matter Loss, Business Interruption and Extra Expense Program
Aggregate*
Mold Matter Restoration Costs, Business Interruption Expenses and
Extra Expenses Program Aggregate*
Sewer Backup and Overcharge Program Aggregate*
Lead or Lead Containing Materials Program Aggregate – All Claims*
Any Punitive, Exemplary and Multiplied Damages and Civil Fines,
Penalties and Assessments*
Products Pollution and Exposure Liability Per Pollution Incident*
Products Pollution and Exposure Liability Program Aggregate -
Biosolids*
Products Pollution and Exposure Liability Program Aggregate –
Potable Water*
Contractor’s Pollution Per Pollution Incident - Herbicide, Insecticide,
Pesticide Applications Only*
Contractor’s Pollution Program Aggregate - Herbicide, Insecticide,
Pesticide Applications Only*
Contractor’s Pollution Per Pollution Incident - All other Operations*
Contractors Pollution Program Aggregate* - All other Operations*
Wildfire Program Aggregate Sublimit*
*Note: the above sub-limits payable under this coverage do not increase and are not
in addition to the applicable limit of liability.
EXTENDED REPORTING
PERIOD:
Automatic Extended Reporting Period
The Named Insured shall be entitled to an Automatic Extended Reporting Period for a
period of ninety (90) days following the effective date of termination of this Policy for
no additional premium. This automatic ERP does not apply if the insured has
purchased other insurance to replace the insurance provided by this policy.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 3 of 16
City of Renton
SPECIFIC COVERAGE
PROVISIONS:
CLAIMS MADE AND REPORTED
Coverage A – Third Party Claims for Bodily Injury, Property Damage or Remediation
Expenses:
Coverage for loss that the Insured becomes legally obligated to pay as a result of
claims for Bodily Injury, Property Damage or Remediation Expenses directly resulting
from a Pollution Incident, provided that the claim is first made against the Insured and
reported to the Insurer, in writing, during the policy period.
Coverage B – Onsite First Party Remediation Expenses:
Coverage for Remediation Expenses incurred exclusively for remediation of pollutants
that are on, at or under a covered location, provided that the pollution incident is first
discovered by the Insured during the policy period, the Insured reports the pollution
incident to the Insurer, in writing, during the policy period, and the pollution incident is
promptly reported by the Insured to the appropriate governmental authority if and as
required by environmental law.
Coverage C – Emergency Response Expenses:
To pay on behalf of the Insured, Emergency Response Expenses incurred by or on
behalf of the Insured in response to an imminent and substantial threat to human
health or the environment resulting from a Pollution Incident on, at , under or
migrating from a Covered Property or arising from Transportation that commences, in
its entirety, during the policy period. The Emergency Response Expenses must: (i) be
incurred within seven (7) days of the commencement of such Pollution Incident; and
(ii) be reported to the Insurer within fourteen (14) days of such commencement. For
this Coverage to apply, the Pollution Incident giving rise to the Emergency Response
Expenses must be unexpected and unintended from the standpoint of the Insured.
Coverage for Transportation is included in Emergency Response Expenses above.
Coverage D – Business Interruption:
Coverage for the Insured’s Business Interruption Expenses and Extra Expenses
during the Period of Interruption that directly result from a Pollution Incident on, at or
under a Covered Property.
This Coverage shall apply only if the Pollution Incident giving rise to the Business
Interruption Expenses or Extra Expenses is first discovered by the Insured and
reported to the Insurer, in writing, during the Policy Period, and such Pollution
Incident results in Remediation Expenses covered under this Policy. Discovery of a
Pollution Incident happens when a Responsible Insured first becomes aware of the
Pollution Incident. Further, if the interruption results from a Pollution Incident and any
other cause(s), the Company shall only pay that portion of Business Interruption
Expenses and Extra Expenses solely attributable to the Pollution Incident. In the
event of a Period of Interruption, it is a condition precedent to Coverage that the
Named Insured notifies the Company of the interruption within thirty (30) days of its
commencement and that the Named Insured resume normal operation of the
business as soon as possible and use all reasonable efforts to mitigate any Business
Interruption Expenses and Extra Expenses.
Coverage E – Coverage for Disinfection Event Expenses
To pay on behalf of the Insured, Disinfection Expenses that directly result from a
Disinfection Event at a Covered Property, provided that the Disinfection Event
commences, in its entirety, during the Policy Period; such Disinfection Expenses are
incurred within thirty (30) days of the first discovery of such Disinfection Event by a
Responsible Insured; and the Insured reports the Disinfection Event to the Insurer, in
writing, during the Policy Period and within fourteen (14) days of a Responsible
Insured’s first discovery of such Disinfection Event.
Disinfection Expenses means reasonable fees and costs incurred by the Insured to
retain third party qualified vendors to disinfect the actual presence of bacteria or virus
at a Covered Property after a Disinfection Event.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 4 of 16
City of Renton
SPECIFIC COVERAGE
PROVISIONS:
(CONTINUED)
Coverage F – Coverage for Image Restoration Expenses
To pay on behalf of the Insured, Image Restoration Expenses that directly result from
an Image Restoration Event, provided that the Pollution Incident giving rise to the
Image Restoration Event is on, at, under or migrating from a Covered Property or
results from Transportation or Waste Disposal Activities; the Pollution Incident giving
rise to the Image Restoration Expenses commenced, in its entirety, during the Policy
Period; such Image Restoration Expenses are incurred by the Insured within fourteen
(14) days of the first newspaper or magazine publication or television news broadcast
associated with the Pollution Incident giving rise to the Image Restoration. Event; and
the Pollution Incident giving rise to the Image Restoration Expenses is reported to the
Company, in writing, during the Policy Period and within fourteen (14) days of a
Responsible Insured’s first discovery of such Image Restoration Event.
Image Restoration Expenses are defined as reasonable and necessary public relations
expenses to restore public reputation and consumer confidence. Image Restoration
Expenses shall include fees and expenses incurred by public relations or crisis
management firms and reasonable and necessary printing, mailing of materials and
travel by directors, officers, employees or agents of the Named Insured at the direction
of such firms. Image Restoration Expenses shall not include the costs to purchase
advertising on television, in newspapers or in any other media.
Supplemental coverage for Contractors Pollution is included. This coverage covers
third-party claims arising out of “your work”, provided the claim is first made and
reported during the policy period. The Contractor’s Pollution must have commenced
on or after 7/1/2021.
Supplemental coverage for Products Pollution and Exposure Liability is included. This
coverage covers third-party claims arising out of product pollution, provided the claim
is first made and reported during the policy period. The Products Pollution must have
commenced on or after 7/1/2021.
Insured’s Products are defined as:
• Potable water manufactured, sold, handled or distributed by the Insured or others
trading under the Insured’s name, and includes containers (other than
automobiles, rolling stock, vessels or aircraft), materials, parts or equipment
furnished in connection therewith, and includes warranties or representations
made at any time with respect to the fitness, quality, durability, performance or
use thereof, or the failure to provide warnings or instructions; or
• Biosolid-derived fertilizers manufactured, sold, handled or distributed by the
Insured or others trading under the Insured’s name, and includes containers
(other than automobiles, rolling stock, vessels or aircraft), materials, parts or
equipment furnished in connection therewith, and includes warranties or
representations made at any time with respect to the fitness, quality, durability,
performance or use thereof, or the failure to provide warnings or instructions.
Illicit Abandonment is included in the definition of pollution condition.
Other Insurance Condition
Any Loss covered under any other valid and collectible insurance, whether primary,
excess, contingent, self-insurance, deductible or any other basis, including but not
limited to any stand-alone policies purchased by a Named Insured, this insurance shall
apply in excess of.
Mold matter and Legionella is included in the definition of Pollutant. Mold matter is
defined as mold, mildew and fungi, whether or not such microbial matter is living.
Legionella means legionella pnuemophila.
Wildfire is defined as any hostile fire, wildland fire, forest fire, brush fire, vegetation fire,
grass fire, peat fire, bushfire, hill hire, desert fire, veldfire, escaped prescribed fire or
escaped wildland fire.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 5 of 16
City of Renton
SPECIFIC COVERAGE
PROVISIONS:
(CONTINUED)
Automatic Acquisition – Automatic coverage for mid-term real property additions,
upon the closing date of such acquisition, or the effective date of such lease,
management, rental or occupation right or obligation, respectively, for no additional
premium. Notice must be provided to the Insurer within 365 days, along with any
supporting documentation reasonably requested by the underwriter. To the extent
that the Insured has a Phase I Environmental Assessment (“Phase I”) for such
acquired real property, a copy must be provided to the Insurer’s underwriter, unless
the acquired real property is leased, managed or rented.
Coverage does not apply to any Remediation Expenses or Emergency Response
Expenses incurred for the remediation of Mold Matter at such Acquired Real Property
which is the result of any water intrusion or moisture condition prior to the Insured
taking title or occupancy of such property. Any water-intrusion or moisture condition
shall include, but not be limited to, any roof or building envelope leak, any heating,
ventilation and air conditioning (HVAC) system improvement, replacement or upgrade
or any plumbing or pipe leak.
Coverage is limited for Coverages A, B and D to Sudden and Accidental only for the
Santa Barbara Municipal Airport. The pollution incident giving rise to such
Remediation Expenses or Business Interruption Expenses and Extra Expenses must
be discovered by the Insured during the policy period and within fifteen (15) days of
commencement, the Pollution Incident is demonstrable as commencing on a specific
date, and must be reported to the Insurer in writing during the policy period and no
later than forty-five (45) days following the discovery of such Pollution Incident.
Blanket Underground Storage Tank coverage included, with a deductible of $500,000
for storage tanks less than twenty years old, a deductible of $375,000 for storage
tanks between twenty and thirty years old, and a deductible of $500,000 for storage
tanks which are thirty years old or older. Note: Does not meet financial assurance
requirements.
Loss covered pursuant to any state storage tank fund, state administered insurance
program or restoration funding for any underground storage tank(s) whose owners
qualify for reimbursement, or any self-insurance fund established for the purpose of
funding clean-up costs for pollution conditions from any underground storage tank(s),
shall be considered primary insurance, to which the coverage afforded pursuant to
this policy shall apply in excess.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 6 of 16
City of Renton
SPECIFIC COVERAGE
PROVISIONS:
(CONTINUED)
Additional Insureds are as follows:
• Any Entity
• If any Named Insured pursuant to this Policy is a Public Entity, the following
entities are additional insureds:
o A governmental agency or subdivision, department, municipal body,
commission or board, or a not-for profit corporation which is owned or
controlled by any Named Insured;
o An individual while acting in the capacity as a director of, officer of,
trustee of, employee of, temporary or leased worker of, or staff member
of, any Named Insured;
o A volunteer, but solely while acting within the scope of such duties and at
the direction of any Named Insured;
o A paramedic or emergency technician, but solely while acting within the
course and scope of employment or while acting as a volunteer pursuant
to the direction of any Named Insured;
o An elective or appointive officer or a member of any such commission,
board or agency of any Named Insured but solely while acting within the
scope of duties as such; or
o A joint venture or partnership, including a mutual assistance pact, joint
powers agreement or similar association, but only with respect to the
conduct of the business of any named Insured on behalf of that entity or
association and only to the extent of such Named Insured’s participation
or interest in that entity or association.
If the Named Insured is an Educational Entity, the following persons or entities are
additional insureds, individually and collectively, when acting solely within the scope
of their duties, office, or employment for, and pursuant to the supervision of, any
Named Insured:
• Members of the School Board;
• Officers;
• Employees;
• Temporary or Leased Workers;
• Authorized individual volunteers; or
• Student Body Organizations pursuant to the jurisdiction of the governing board,
but only while pursuant to the supervision required by the governing board.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 7 of 16
City of Renton
EXCLUSIONS (including
but not limited to):
Coverage does not apply to any claim or loss from:
• Aircraft, Auto or Watercraft – does not apply to Transportation
• Asbestos, PCBs and Lead –
o Any asbestos, asbestos containing materials, lead, lead containing
materials, including but not limited to lead-based paint, polychlorinated
biphenyls (PCBs) or materials containing PCBs in, on, at, within or
applied to any building, utility, structure or building material. This
exclusion does not apply to Claims for Bodily Injury or Property Damage,
or Remediation Expenses for the remediation of any soil, groundwater
body, surface water body or sediment; or
o Any asbestos, asbestos containing materials, lead or lead-containing
materials, other metals, including but not limited to copper, or metal
containing materials in, on or applied to any water supply or collection
equipment, system or infrastructure, including but not limited to water
service lines; this does not apply to third-party claims for bodily injury or
property damage, or for remediation expenses of any groundwater body,
surface water body or sediment;
Further, this exclusion shall not apply to Remediation Expenses solely incurred for
the remediation of asbestos, asbestos containing materials or lead-based paint
which has been inadvertently displaced (not including any displacement
associated with demolition, renovation or abatement) by an accident which
occurs, in its entirety, during the Policy Period and is demonstrable by the Insured
as commencing during the Policy Period, provided that such accident is reported
to the Company within thirty (30) days of its commencement. However, there shall
be no coverage for any costs incurred to: remove, abate, repair, dispose of or
otherwise address any asbestos, asbestos containing materials or lead-based
paint that has not been displaced by such accident, or to remove or dispose of
any building, construction or demolition debris. Asbestos is fully excluded under
Products Pollution and Exposure Liability coverage.
• Contractual Liability – This exclusion does not apply to liability that the Insured
would have had in the absence of the contract or agreement or to liability
assumed in an Insured Contract.
• Criminal Punishments
• Divested Property – does not apply to any Covered Property owned by an
Insured as of Policy Inception which is leased to a third party, even if the Insured
has relinquished operation or management control of such Covered Property,
provided that such covered property was disclosed to the Insurer.
• Employer Liability – This exclusion applies whether the Insured may be liable as
an employer or in any other capacity, and to any obligation to share damages
with or repay someone else who must pay damages because of such Bodily
Injury.
• Insured’s Internal Expenses
• Insured’s Non-Compliance
• Insured vs. Insured
• Insured’s Professional Services – any professional services performed or
rendered on behalf of the Insured, including but not limited to, medical services,
recommendations, opinions and strategies rendered for architectural, consulting
and engineering work, such as drawings, designs, maps, reports, surveys,
change orders, plan specifications, assessment work, remedy selections site
maintenance and equipment selection, and supervisory, inspection or engineering
service.
• Material Change In Use – This exclusion shall not apply if the Insured submits
prior written notice no less than thirty (30) days prior to such material change, and
the Company approves such material change in an endorsement to this Policy
issued within thirty (30) days of such notice.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 8 of 16
City of Renton
EXCLUSIONS (including
but not limited to):
(Continued)
Coverage does not apply to any claim or loss from:
• Non-Disclosure – does not apply to any Inadvertently Omitted Locations
• Nuclear or Radiological Material
• Property Damage to Conveyances
• War
• Workers Compensation, Unemployment, Social Security, Disability and Similar
Laws
• Waste Processing, Treatment or Disposal – does not apply to waste disposal
activities at a non-owned disposal site.
• Airports – defined as any airport where enplanement occurs and/o cargo is
moved for a fee and storage, transportation and the dispensing of fuel and/or de-
icing solution operations are conducted. This exclusion shall not apply to
passenger airports with less than 2,500 passenger boardings per year, or to the
Santa Barbara Municipal Airport.
• Oil and/or Gas Operations – only applies to oil and/or gas producing and refining
facilities
• Firearms, Explosives or Military Weapons
• Activity Use Limitation
• Landfill Closure, Post-Closure and Reclamation Costs – any closure, post closure
or reclamation costs or obligations, including but not limited to any costs
associated with landfill caps or gas or leachate systems. Does not apply to
claims for Bodily Injury or Property Damage.
• Combined Sewer Overflow – defined as any discharge of stormwater and / or
wastewater into any body of water, including surface water or groundwater,
arising from a sewer system (including but not limited to sewer lines, pipes,
pumping stations, appurtenances and treatment plants) that handles both
wastewater and stormwater due to the volume of stormwater and/or wastewater
exceeding the capacity of such sewer system.
• Commercial Ports – Any commercial port where ships load and unload cargo.
• Landfill
• Odor - Solely with respect to any Pollution Incident on, at, under or migrating from
any location used (in whole or part) at any time (currently or historically) for the
collection, treatment, recycling, management, incineration or disposal of waste
materials, any Claim, in whole or part, due to or in any way associated with any
odor; any Claim for Bodily Injury or Property Damage due to or associated with
any gas or emissions that have migrated beyond the boundaries of a Covered
Property; or any Claim for public or private nuisance due to or associated with
any odor or any gas or emissions migration.
• Impoundments
• Engineering Controls / Operation and Maintenance (O&M) Costs
• Groundwater and Surface Water Monitoring Costs
• COVID-19
• Capital Improvement – Applies to all locations, also applies to removal,
replacement, repair or upgrade of an underground storage tank.
• Voluntary Site Investigation – Applies to all locations.
• Expected or Intended Injury or Damage (Product Pollution and Covered
Operations only)
• Known Injury or Damage (Product Pollution and Covered Operations only)
• Product Disposal (Product Pollution Only)
• Products as Waste (Product Pollution Only)
• Transportation (Product Pollution only)
• Damage to the Insured’s Product (Product Pollution Only)
• Drinking Water Standards Exceedance (Product Pollution Only)
• Material Change in Potable Water Supply Source (Product Pollution Only)
• Conveyance (Covered Operations only)
• Business Interruption (Covered Operations Only)
• Owned Property (Covered Operations Only)
• Damage to Your Work (Covered Operations Only)
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 9 of 16
City of Renton
EXCLUSIONS (including
but not limited to):
(Continued)
• Any perfluorinated compound (PFC) or perfluoroalkyl or polyfluoroalkyl
substance, including but not limited to 10:2 fluorotelomer sulfonic acid (10:2 FTS);
11-chloroeicosafluoro-3-oxaundecane-1-sulfonic acid (11ClPF3OUdS);
2H,2H,3H,3H-perfluorodecanoic acid (7:3 FTCA); 2H,2H,3H,3H-
perfluorohexanoic acid (3:3 FTCA); 2H,2H,3H,3Hperfluorooctanoic acid (5:3
FTCA); 4,8-dioxa-3H-perfluorononanoic acid (ADONA); 4:2 fluorotelomer sulfonic
acid (4:2 FTS); 6:2 fluorotelomer sulfonic acid (6:2 FTS); 8:2 fluorotelomer
sulfonic acid (8:2 FTS); 9-chlorohexadecafluoro-3oxanonane-1-sulfonic acid
(9ClPF3ONS); n-ethyl perfluorooctane sulfonamido ethanol (NEtFOSE);
hexafluoropropylene oxide dimer acid (HFPO-DA or GenX); n-methyl
perfluorooctane sulfonamido ethanol (NMeFOSE); n-ethyl
perfluorooctanesulfonamidoacetic acid (NEtFOSAA); n-ethyl perfluorooctane
sulfonamide (NEtFOSA); n-methyl perfluorooctanesulfonamidoacetic acid
(NMeFOSAA); n-methyl perfluorooctane sulfonamide (MeFOSA); nonafluoro3,6-
dioxaheptanoic acid (NFDHA); perfluoro(2-ethoxyethane) sulfonic acid
(PFEESA); perfluoro-3-methoxypropanoic acid (PFMPA); perfluoro-4-
methoxybutanoic acid (PFMBA); perfluorobutane sulfonic acid (PFBS);
perfluorobutanoic acid (PFBA); perfluorodecane sulfonic acid (PFDS);
perfluorodecanoic acid (PFDA); perfluorododecanoic acid (PFDoA);
perfluoroheptane sulfonic acid (PFHpS); perfluoroheptanoic acid (PFHpA);
perfluorohexadecanoic acid (PFHxDA); perfluorohexane sulfonic acid (PFHxS);
perfluorohexanoic acid (PFHxA); perfluorononane sulfonic ac id (PFNS);
perfluorononanoic acid (PFNA); perfluorooctadecanoic acid (PFODA);
perfluorooctane sulfonamide (PFOSA); perfluorooctane sulfonic acid (PFOS);
perfluorooctanoic acid (PFOA); perfluoropentane sulfonic acid (PFPeS);
perfluoropentanoic acid (PFPeA); perfluorotetradecanoic acid (PFTA);
perfluorotridecanoic acid (PFTrDA); perfluoroundecanoic acid (PFUnA);
perfluorodedecanesulfonic acid (PFDoS); polytetrafluoroethylene (PTFE); 8:2
fluorotelomer unsaturated carboxylic acid (8:2 FTUCA) or 8:2 polyfluoroalkyl
phosphate diester (8:2 diPAP), or any precursor chemicals. PFAS shall include:
(i) any PFAS that falls within the structural definition set forth in 40 CFR 705.3, or
any additions or amendments thereto; (ii) any anion forms, structural isomers or
salts of PFAS associated with their corresponding acid forms, or any processing
aids or residual materials contained therein; or (iii) any transformation or
degradation compounds of PFAS. Further, PFAS shall also include aqueous film
forming foam (AFFF) containing PFAS or any additives or component materials
contained therein or degradation by-products thereof.
DEDUCTIBLE: $ 250,000
$ 500,000
Each Pollution Incident After July 1, 2021
Each Pollution Incident Prior to July 1, 2021
Any payments for covered loss paid by other insurance shall also be applied against the
deductible amount.
Any am
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 10 of 16
City of Renton
SPECIFIC
DEDUCTIBLES:
$ 250,000
$ 250,000
$ 250,000
$ 250,000
$ 350,000
$ 500,000
$ 500,000
Disinfection Event Expenses
Image Restoration Expenses
Products Pollution and Exposure Liability
Covered Operations
Mold Matter (*or $25,000 per room impacted, whichever is greater,
with a $2,500,000 maximum – a room is considered equal to 250 sq
ft of floor space, education, healthcare and hospitality locations only)
Legionella
Sewer Backup and Overcharge deductible
$ 250,000
$ 375,000
$ 500,000
$ 1,000,000
Underground Storage Tanks (less than 20 years old)
Underground Storage Tanks (20-30 years old)
Underground Storage Tanks (more than 30 years old)
Wildfire Deductible
5 Days Business Interruption Waiting Period
CLAIMS REPORTING NOTICE
PLEASE NOTE THAT POLLUTION LIABILITY POLICIES CONTAIN EXTREMELY STRICT CLAIM REPORTING
PROCEDURES. Below please find your policy specific claim reporting requirements - Please make sure you
understand these obligations. Contact your Alliant Service Team with any questions.
THIS IS A CLAIMS MADE POLICY
This claims-made policy contains a requirement stating that this policy applies only to any claim first made
against the Insured and reported to the insurer during the policy period or applicable extended reporting
period. Claims must be submitted to the insurer during the policy period, or applicable extended reporting
period, as required pursuant to the Claims/Loss Notification Clause within the policy in order for coverage to
apply. Late reporting or failure to report pursuant to the policy’s requireme nts could result in a disclaimer of
coverage by the insurer.
AGENDA ITEM #6. g)
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 11 of 16
City of Renton
LOSS REPORTING
REQUIREMENTS:
Written notice of any claim or pollution condition, within seven (7) days of discovery for
pollution conditions requiring immediate emergency response. Concurrently, please
send to:
1) Ironshore Environmental Claims CSO
28 Liberty Street, 5th Floor
New York, NY 10005 Office
By phone via: 24 Hour Claims Phone Number (888) 292-0249
FAX to: 646-826-6601
Email: USClaims@ironshore.com
2) Akbar Sharif
Alliant Insurance Services, Inc.
18100 Von Karman Avenue
10th Floor
Irvine, CA 92612
949 260-5088
949 756-2713 – fax
Akbar.Sharif@alliant.com
NOTICE OF
CANCELLATION:
90 days except 10 days for non-payment of premium
REINSTATEMENT
PROVISIONS:
Not Provided
POLLUTION LIABILITY
COST:
Cost is included in Total Property Premium
100% Earned Premium at Inception
QUOTE VALID UNTIL: July 1, 2025
BROKER: ALLIANT INSURANCE SERVICES, INC.
License No. 0C36861
NOTES:
• Some coverage, limits, sub-limits, terms and conditions will change, as negotiations are ongoing. Changes
will be documented and accompany the Binder Confirmation for July 1, 202 5 bound terms.
• We reserve the right to request any additional information and make any modifications to the premiums,
terms or conditions should there be any adverse claims activity between now and June 1, 202 5.
• This proposal is based on the current loss experience and is subject to change if this insured’s loss ratio
deteriorates further and/or if the markets suffer a catastrophic event.
• Change in Total Insurable Values will result in adjustment in premium.
AGENDA ITEM #6. g)
SUMMARY OF BOUND CHANGES
THE FOLLOWING ITEMS ARE PROPOSED CHANGES FOR THE 2025-2026 POLICY TERM
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 12 of 16
City of Renton
Coverage 2024-2025 2025-2026
Pollution Liability
Policy Term July 1, 2024 to July 1,2025 July 1, 2025 to July 1, 2026
Retroactive Date
This coverage shall only apply if the Pollution
Incident or Disinfection Event giving rise to the
Claim, Loss, Business Interruption Expenses or
Extra Expenses commenced, in its entirety, on or
after July 1, 2011, or the date that the Insured first
joined the Alliant Property Insurance Program
(APIP) for environmental or pollution insurance
coverage, whichever is later, except for the
following coverages:
• July 1, 2024 for Products Pollution
and Exposure Liability;
• July 1, 2024 for Contractor’s Pollution
• July 1, 2024 for Mold Matter
This coverage shall only apply if the Pollution Incident
or Disinfection Event giving rise to the Claim, Loss,
Business Interruption Expenses or Extra Expenses
commenced, in its entirety, on or after July 1, 2011, or
the date that the Insured first joined the Alliant
Property Insurance Program (APIP) for environmental
or pollution insurance coverage, whichever is later,
except for the following coverages:
• July 1, 2021 for Products Pollution
and Exposure Liability;
• July 1, 2021 for Contractor’s Pollution
• July 1, 2021 for Mold Matter
A.M. Best Insurance
Rating
A, Excellent, Financial Category XV
($2 Billion or greater)
Effective August 8, 2023
A, Excellent, Financial Category XV
($2 Billion or greater)
Effective August 2, 2024
Standard and Poors
Insurance Rating A (Strong) as of February 28, 2024 A (Strong) as of May 19, 2024
Covered Property
Covered locations are defined as any location
identified in one of the SOVs listed above, on file
with the Insurer, as of Policy Inception, including,
but not limited to, any subsurface potable water,
wastewater or storm water pipelines to or from a
Covered Location provided that such pipelines are
located within a one thousand (1,000) foot radius
of such Covered Location. Also includes any
inadvertently omitted location and any location
scheduled to this policy by endorsement.
Covered locations are defined as any real property
owned, leased, rented, operated or occupied by the
Insured as of Policy Inception, including, but not
limited to, any subsurface potable water, wastewater
or storm water pipelines to or from a Covered Location
provided that such pipelines are located within a one
thousand (1,000) foot radius of such Covered
Location. Also includes any roads including, but not
limited to, any alleys, streets or bridges owned or
operated by the Insured, any vacant land, including
any parks, open spaces, easements or rights-of-way
owned or operated by the Insured any location
scheduled to this policy by endorsement.
Sub-Limits
$2,000,000
Mold Matter Loss, Business
Interruption and Extra Expense
Program Aggregate*
$5,000,000
Mold Matter Loss, Business
Interruption and Extra Expense
Program Aggregate*
$1,000,000 Legionella Per Named Insured
Aggregate* Deleted
$2,000,000 Sewer Backup and Overcharge
Program Aggregate* $3,000,000 Sewer Backup and Overcharge
Program Aggregate*
$2,000,000
Lead or Lead Containing
Materials Program Aggregate –
All Claims*
$3,000,000 Lead or Lead Containing Materials
Program Aggregate – All Claims*
$5,000,000 Products Pollution and Exposure
Liability Program Aggregate* $5,000,000
Products Pollution and Exposure
Liability Program Aggregate -
Biosolids*
AGENDA ITEM #6. g)
SUMMARY OF BOUND CHANGES
THE FOLLOWING ITEMS ARE PROPOSED CHANGES FOR THE 2025-2026 POLICY TERM
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 13 of 16
City of Renton
Coverage 2024-2025 2025-2026
Sub-Limits
(Continued) $10,000,000
Products Pollution and Exposure
Liability Program Aggregate –
Potable Water*
$5,000,000
Contractors Pollution Program
Aggregate* - All other
Operations*
$10,000,000 Contractors Pollution Program
Aggregate* - All other Operations*
$500,000
Inadvertently Omitted Location
Per Named Insured Aggregate
Sublimit*
Deleted
Specific Coverage
Provisions
(Continued)
Supplemental coverage for Contractors Pollution is
included. This coverage covers third-party claims
arising out of “your work”, provided the claim is first
made and reported during the policy period. The
Contractor’s Pollution must have commenced on or
after 7/1/2024.
Supplemental coverage for Contractors Pollution is
included. This coverage covers third-party claims
arising out of “your work”, provided the claim is first
made and reported during the policy period. The
Contractor’s Pollution must have commenced on or
after 7/1/2021.
Supplemental coverage for Products Pollution and
Exposure Liability is included. This coverage
covers third-party claims arising out of product
pollution, provided the claim is first made and
reported during the policy period. The Products
Pollution must have commenced on or after
7/1/2024.
Supplemental coverage for Products Pollution and
Exposure Liability is included. This coverage covers
third-party claims arising out of product pollution,
provided the claim is first made and reported during
the policy period. The Products Pollution must have
commenced on or after 7/1/2021.
Automatic Acquisition – Coverage for mid-term
transactions for values that are less than
$25,000,000 shall be added as a covered location,
upon the closing date of such acquisition, or the
effective date of such lease, management, rental or
occupation right or obligation, respectively, for no
additional premium. An application and notification
of title or occupancy must be provided to Ironshore
within 180 days.
Property valued at more than $25,000,000
purchased, leased or otherwise acquired by the
Insured needs to be reported to the Insurer within
180 days, along with a completed and signed Site
Pollution Incident Legal Liability Select Application
and shall be added as a covered location upon the
closing date of such acquisition subject to an
additional premium of $0.009885 per $1,000 of
Total Insurable Values, pro-rated with a minimum
premium of $450. There will be no additional
premium for any Covered Property with Total
Insurable Values which are less than $25,000,000.
Automatic Acquisition – Automatic coverage for mid-
term real property additions, upon the closing date of
such acquisition, or the effective date of such lease,
management, rental or occupation right or obligation,
respectively, for no additional premium. Notice must
be provided to the Insurer within 365 days, along with
any supporting documentation reasonably requested
by the underwriter. To the extent that the Insured has
a Phase I Environmental Assessment (“Phase I”) for
such acquired real property, a copy must be provided
to the Insurer’s underwriter, unless the acquired real
property is leased, managed or rented.
Coverage is limited for Coverages A, B and D to
Sudden and Accidental only for any location with
Current or Historic use as an Airport or any
associated facility. The pollution incident giving rise
to such Remediation Expenses or Business
Interruption Expenses and Extra Expenses must
be discovered by the Insured during the policy
period and within seven (7) days of
commencement, the Pollution Incident is
demonstrable as commencing on a specific date,
and must be reported to the Insurer in writing
during the policy period and no later than twenty-
Coverage is limited for Coverages A, B and D to
Sudden and Accidental only for the Santa Barbara
Municipal Airport. The pollution incident giving rise to
such Remediation Expenses or Business Interruption
Expenses and Extra Expenses must be discovered by
the Insured during the policy period and within fifteen
(15) days of commencement, the Pollution Incident is
demonstrable as commencing on a specific date, and
must be reported to the Insurer in writing during the
policy period and no later than forty-five (45) days
following the discovery of such Pollution Incident.
AGENDA ITEM #6. g)
SUMMARY OF BOUND CHANGES
THE FOLLOWING ITEMS ARE PROPOSED CHANGES FOR THE 2025-2026 POLICY TERM
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 14 of 16
City of Renton
Coverage 2024-2025 2025-2026
Specific Coverage
Provisions
(Continued)
one (21) days following the discovery of such
Pollution Incident.
Blanket Underground Storage Tank coverage
included, with a deductible of $500,000 for storage
tanks less than twenty-five years old, and a
deductible of $1,000,000 for storage tanks older
than twenty-five years. Note: Does not meet
financial assurance requirements.
Blanket Underground Storage Tank coverage
included, with a deductible of $500,000 for storage
tanks less than twenty years old, a deductible of
$375,000 for storage tanks between twenty and thirty
years old, and a deductible of $500,000 for storage
tanks which are thirty years old or older. Note: Does
not meet financial assurance requirements.
Exclusions
Any asbestos, asbestos containing materials, lead,
lead containing materials, including but not limited
to leadbased paint, polychlorinated biphenyls
(PCBs) or materials containing PCBs in, on, at,
within or applied to any building, utility, structure or
building material. This exclusion does not apply to
Claims for Bodily Injury or Property Damage, or
Remediation Expenses for the remediation of any
soil, groundwater body, surface water body or
sediment; or
Any asbestos, asbestos containing materials, lead,
lead containing materials, including but not limited to
lead-based paint, polychlorinated biphenyls (PCBs) or
materials containing PCBs in, on, at, within or applied
to any building, utility, structure or building material.
This exclusion does not apply to Claims for Bodily
Injury or Property Damage, or Remediation Expenses
for the remediation of any soil, groundwater body,
surface water body or sediment; or
Airports – defined as any airport where
enplanement occurs and/or cargo is moved for a
fee and storage, transportation and the dispensing
of fuel and/or de-icing solution operations are
conducted. This exclusion shall not apply to
passenger airports with less than 2,500 passenger
boardings per year.
Airports – defined as any airport where enplanement
occurs and/or cargo is moved for a fee and storage,
transportation and the dispensing of fuel and/or de-
icing solution operations are conducted. This
exclusion shall not apply to passenger airports with
less than 2,500 passenger boardings per year, or to
the Santa Barbara Municipal Airport.
Damage to Property (Covered Operations Only) Owned Property (Covered Operations Only)
AGENDA ITEM #6. g)
SUMMARY OF BOUND CHANGES
THE FOLLOWING ITEMS ARE PROPOSED CHANGES FOR THE 2025-2026 POLICY TERM
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 15 of 16
City of Renton
Coverage 2024-2025 2025-2026
Exclusions,
Continued
Any perfluoroalkyl or polyfluoroalkyl substance
(PFAS), including but not limited to perfluoroalkyl
acids (PFAAs), perfluorooctanoic acid (PFOA),
perfluorooctane sulfonate (PFOS),
perfluoroheptanoic acid (PFHpA),
perfluorononanoic acid (PFNA),
perfluorohexanesulfonic acid (PFHxS), GenX,
“C8”, “ADONA,” perfluoroalkane sulfonyl fluoride
(PASF), perfluorobutanesulfonic acid (PFBS),
polytetrafluoroethylene (PTFE),
perfluoropolyethers (PFPEs), fluoropolymers,
perfluorononanoic acid or ammonium
perfluorooctanoate , or any associated salts, acids,
alcohols, precursor chemicals or related higher
homologue chemicals. Further, Pollutants shall not
include aqueous film forming foam (AFFF)
containing PFAS (at any concentration) or any
additives or component materials contained therein
or degradation by-products thereof.
Any perfluorinated compound (PFC) or perfluoroalkyl
or polyfluoroalkyl substance, including but not limited
to 10:2 fluorotelomer sulfonic acid (10:2 FTS); 11-
chloroeicosafluoro-3-oxaundecane-1-sulfonic acid
(11ClPF3OUdS); 2H,2H,3H,3H-perfluorodecanoic acid
(7:3 FTCA); 2H,2H,3H,3H-perfluorohexanoic acid (3:3
FTCA); 2H,2H,3H,3Hperfluorooctanoic acid (5:3
FTCA); 4,8-dioxa-3H-perfluorononanoic acid
(ADONA); 4:2 fluorotelomer sulfonic acid (4:2 FTS);
6:2 fluorotelomer sulfonic acid (6:2 FTS); 8:2
fluorotelomer sulfonic acid (8:2 FTS); 9-
chlorohexadecafluoro-3oxanonane-1-sulfonic acid
(9ClPF3ONS); n-ethyl perfluorooctane sulfonamido
ethanol (NEtFOSE); hexafluoropropylene oxide dimer
acid (HFPO-DA or GenX); n-methyl perfluorooctane
sulfonamido ethanol (NMeFOSE); n-ethyl
perfluorooctanesulfonamidoacetic acid (NEtFOSAA);
n-ethyl perfluorooctane sulfonamide (NEtFOSA); n-
methyl perfluorooctanesulfonamidoacetic acid
(NMeFOSAA); n-methyl perfluorooctane sulfonamide
(MeFOSA); nonafluoro3,6-dioxaheptanoic acid
(NFDHA); perfluoro(2-ethoxyethane) sulfonic acid
(PFEESA); perfluoro-3-methoxypropanoic acid
(PFMPA); perfluoro-4-methoxybutanoic acid (PFMBA);
perfluorobutane sulfonic acid (PFBS);
perfluorobutanoic acid (PFBA); perfluorodecane
sulfonic acid (PFDS); perfluorodecanoic acid (PFDA);
perfluorododecanoic acid (PFDoA); perfluoroheptane
sulfonic acid (PFHpS); perfluoroheptanoic acid
(PFHpA); perfluorohexadecanoic acid (PFHxDA);
perfluorohexane sulfonic acid (PFHxS);
perfluorohexanoic acid (PFHxA); perfluorononane
sulfonic acid (PFNS); perfluorononanoic acid (PFNA);
perfluorooctadecanoic acid (PFODA); perfluorooctane
sulfonamide (PFOSA); perfluorooctane sulfonic acid
(PFOS); perfluorooctanoic acid (PFOA);
perfluoropentane sulfonic acid (PFPeS);
perfluoropentanoic acid (PFPeA);
perfluorotetradecanoic acid (PFTA);
perfluorotridecanoic acid (PFTrDA);
perfluoroundecanoic acid (PFUnA);
perfluorodedecanesulfonic acid (PFDoS);
polytetrafluoroethylene (PTFE); 8:2 fluorotelomer
unsaturated carboxylic acid (8:2 FTUCA) or 8:2
polyfluoroalkyl phosphate diester (8:2 diPAP), or any
precursor chemicals. PFAS shall include: (i) any
PFAS that falls within the structural definition set forth
in 40 CFR 705.3, or any additions or amendments
thereto; (ii) any anion forms, structural isomers or salts
of PFAS associated with their corresponding acid
forms, or any processing aids or residual materials
contained therein; or (iii) any transformation or
degradation compounds of PFAS. Further, PFAS shall
also include aqueous film forming foam (AFFF)
containing PFAS or any additives or component
materials contained therein or degradation by-
products thereof.
AGENDA ITEM #6. g)
SUMMARY OF BOUND CHANGES
THE FOLLOWING ITEMS ARE PROPOSED CHANGES FOR THE 2025-2026 POLICY TERM
2025-2026 Alliant Property Insurance Program (APIP) Pollution Liability Proposal Page 16 of 16
City of Renton
Coverage 2024-2025 2025-2026
Specific Deductibles
$350,000
Mold Matter (*or $50,000 per
room impacted, whichever is
greater – a room is considered
equal to 250 sq ft of floor space,
education, healthcare and
hospitality locations only)
$350,000
Mold Matter (*or $25,000 per room
impacted, whichever is greater,
with a $2,500,000 maximum – a
room is considered equal to 250 sq
ft of floor space, education,
healthcare and hospitality locations
only)
$500,000 Underground Storage Tanks
(less than 25 years old) $250,000 Underground Storage Tanks (less
than 20 years old)
<Not Applicable> $375,000 Underground Storage Tanks (20-
30 years old)
$1,000,000 Underground Storage Tanks
(more than 25 years old) $500,000 Underground Storage Tanks (more
than 30 years old)
Quote Valid Until July 1, 2024 July 1, 2025
AGENDA ITEM #6. g)
ALLIANT PROPERTY INSURANCE PROGRAM
2025-2026
NAMED INSURED SCHEDULE
AS OF 06/10/2025
THE NAMED INSURED IS:
Named Insured shall be deemed the sole agent of each and every Named Insured for the purpose of:
(1) Giving notice of cancellation,
(2) Giving instructions for changes in the Policy and accepting changes in this Policy
(3) The payment of assessments / premiums or receipt of return assessments / premiums.
Member(s), entity(ies), agency(ies), organization(s), enterprise(s) and/or individual(s) for
whom the Named Insured has extended coverage is as follows:
Page 1 of 1 DECLARATION 4
City of Renton
1055 S Grady Way
Renton, WA 98074
NAMED INSURED MEMBER(S)
City of Renton
AGENDA ITEM #6. g)
Last Updated: May 2022 Alliant Insurance Services, Inc. | www.alliant.com | CA License No. 0C36861 Page 1
ALLIANT INSURANCE SERVICES
POLICYHOLDER DISCLOSURE
NOTICE OF TERRORISM
INSURANCE COVERAGE
June 10, 2025
Named Insured: City of Renton
We are required to send you this notice pursuant to federal legislation concerning terrorism insurance.
The below is for TRIA coverage as issued by the United States of America and is not tied to or
representative of the Terrorism coverage offered in our property insurance program.
You are hereby notified that under the Terrorism Risk Insurance Act, as amended, you have a right to
purchase insurance coverage for losses resulting from acts of terrorism. As defined in Section 102(1)
of the Act: The term “act of terrorism” means any act or acts that are certified by the Secretary of the
Treasury—in consultation with the Secretary of Homeland Security, and the Attorney General of the
United States—to be an act of terrorism; to be a violent act or an act that is dangerous to human life,
property, or infrastructure; to have resulted in damage within the United States, or outside the United
States in the case of certain air carriers or vessels or the premises of a United States mission; and to
have been committed by an individual or individuals as part of an effort to coerce the civilian
population of the United States or to influence the policy or affect the conduct of the United States
Government by coercion.
YOU SHOULD KNOW THAT WHERE COVERAGE IS PROVIDED BY THIS POLICY FOR LOSSES
RESULTING FROM CERTIFIED ACTS OF TERRORISM, SUCH LOSSES MAY BE PARTIALLY
REIMBURSED BY THE UNITED STATES GOVERNMENT UNDER A FORMULA ESTABLISHED BY
FEDERAL LAW. HOWEVER, YOUR POLICY MAY CONTAIN OTHER EXCLUSIONS WHICH
MIGHT AFFECT YOUR COVERAGE, SUCH AS AN EXCLUSION FOR NUCLEAR EVENTS.
UNDER THE FORMULA, THE UNITED STATES GOVERNMENT GENERALLY REIMBURSES 80%
BEGINNING ON JANUARY 1, 2020, OF COVERED TERRORISM LOSSES EXCEEDING THE
STATUTORILY ESTABLISHED DEDUCTIBLE PAID BY THE INSURANCE COMPANY PROVIDING
THE COVERAGE. THE PREMIUM CHARGED FOR THIS COVERAGE IS PROVIDED BELOW AND
DOES NOT INCLUDE ANY CHARGES FOR THE PORTION OF LOSS THAT MAY BE COVERED BY
THE FEDERAL GOVERNMENT UNDER THE ACT.
YOU SHOULD ALSO KNOW THAT THE TERRORISM RISK INSURANCE ACT, AS AMENDED,
CONTAINS A $100 BILLION CAP THAT LIMITS U.S. GOVERNMENT REIMBURSEMENT AS WELL
AS INSURERS’ LIABILITY FOR LOSSES RESULTING FROM CERTIFIED ACTS OF TERRORISM
WHEN THE AMOUNT OF SUCH LOSSES IN ANY ONE CALENDAR YEAR EXCEEDS $100
BILLION. IF THE AGGREGATE INSURED LOSSES FOR ALL INSURERS EXCEED $100 BILLION,
YOUR COVERAGE MAY BE REDUCED.
THE PREMIUM CHARGED FOR THIS COVERAGE CAN BE REQUESTED BELOW AND WILL NOT
INCLUDE ANY CHARGES FOR THE PORTION OF LOSS COVERED BY THE FEDERAL
GOVERNMENT UNDER THE ACT.
AGENDA ITEM #6. g)
Last Updated: May 2022 Alliant Insurance Services, Inc. | www.alliant.com | CA License No. 0C36861 Page 2
SELECTION OR REJECTION OF THE TERRORISM RISK INSURANCE ACT, as AMENDED
(A.K.A.: TRIA, TRIEA, TRIPRA, TRIP OR TRIPA. We refer to these collectively as “TRIA”.)
THIS COVERAGE IS OUTSIDE OF THE PROGRAM’S TERRORISM COVERAGES AND LIMITS. IT IS
PROVIDED AND OVERSEEN BY THE U.S. GOVERNMENT.
THIS COVERAGE IS CONSIDERED RESTRICTIVE COMPARED TO THE APIP TERRORISM LIMITS
AND COVERAGES AVAILABLE. THIS ACT DOES NOT FOLLOW OUR PROGRAM’S TERRORISM
POLICIES.
HOWEVER, IF YOU’D LIKE A QUOTE FOR TRIA COVERAGE, PLEASE CHECK THE “I AM
INTERESTED” BOX. OTHERWISE, PLEASE CHECK THE “DECLINE” BOX. YOUR SIGNATURE FOR
CONFIRMATION OF RECEIPT IS REQUIRED. ANY QUESTIONS PLEASE CALL YOUR ALLIANT
SERVICE TEAM MEMBER.
I am interested in receiving a quote for Terrorism Risk Insurance Act coverage as required by law to
be offered under the last amended Act. Please provide a quote.
I hereby decline to purchase Terrorism Risk Insurance Act coverage as required by law to be offered
under the last amended Act.
_____________________________________________________
Policyholder/applicant signature
______________________________________________________ ___________
Print Name Date
City of Renton
AGENDA ITEM #6. g)
SURPLUS LINES DISCLOSURES
WASHINGTON
Alliant:
This contract is registered and delivered as a surplus line coverage under the insurance code of
the state of Washington, Title 48 RCW. It is not protected by any Washington state guaranty
association law.
Surplus Lines Broker Name/Initials: Alliant Specialty Insurance Services, Inc.
Surplus Lines Broker Address: 325 E. Hillcrest Dr., Suite 250
Thousand Oaks, CA 91360
Surplus Lines Broker License #: 149068 CA
AmWINS:
RSG Specialty:
This contract is registered and delivered as a surplus line coverage under the insurance
code of the state of Washington, Title 48 RCW. It is not protected by any Washington state
guaranty association law.
Surplus Lines Licensee: RSG Specialty, LLC.
Address: 155 N. Wacker Drive, Suite 4000,
Chicago, IL 60606
License Number: 761996
This contract is registered and delivered as a surplus line coverage under the
insurance code of the State of Washington, Title 48 RCW. It is not protected
by any Washington state guaranty association law.
Surplus Lines Broker Name: AmWINS Insurance Brokerage, LLC
Surplus Lines Broker Address: 4725 Piedmont Row Drive, Suite 600,
Charlotte, NC 28210
Surplus Lines Broker License #: 256631
AGENDA ITEM #6. g)
Last Updated: May 2023 Alliant Insurance Services, Inc. | www.alliant.com | CA License No. 0C36861 Page 1
Disclosures / Disclaimers
This proposal of insurance is provided as a matter of convenience and information only. All information included in this
proposal, including but not limited to personal and real property values, locations, operations, products, data, automobile
schedules, financial data and loss experience, is based on facts and representations supplied to Alliant Insurance Services,
Inc. by you. This proposal does not reflect any independent study or investigati on by Alliant Insurance Services, Inc. or its
agents and employees.
Please be advised that this proposal is also expressly conditioned on there being no material change in the risk between
the date of this proposal and the inception date of the proposed policy (including the occurrence of any claim or notice of
circumstances that may give rise to a claim under any policy which the policy being proposed is a renewal or replacement).
In the event of such change of risk, the insurer may, at its sole discretion, modify, or withdraw this proposal, whether or
not this offer has already been accepted.
This proposal is not confirmation of insurance and does not add to, extend, amend, change, or alter any coverage in any
actual policy of insurance you may have. All existing policy terms, conditions, exclusions, and limitations apply. For
specific information regarding your insurance coverage, please refer to the policy itself. Alliant Insurance Services, Inc.
will not be liable for any claims arising from or related to information included in or omitted from this proposal of insurance.
Alliant embraces a policy of transparency with respect to its compensation from insurance transactions. Details on our
compensation policy, including the types of income that Alliant may earn on a placement, are available on our website at
www.alliant.com. For a copy of our policy or for any inquiries regarding compensation issues pertaining to your account
you may also contact us at: Alliant Insurance Services, Inc., Attention: General Counsel, 701 B Street, 6th Floor, San
Diego, CA 92101.
Analyzing insurers' over-all performance and financial strength is a task that requires specialized skills and in -depth
technical understanding of all aspects of insurance company finances and operations. Insurance brokerages such as
Alliant Insurance typically rely upon rating agencies for this type of market analysis. Both A.M. Best and Standard and
Poor's have been industry leaders in this area for many decades, utilizing a combination of quantitative and qualitative
analysis of the information available in formulating their ratings.
A.M. Best has an extensive database of nearly 6,000 Life/Health, Property Casualty and International companies. You can
visit them via this www.AmBest.com. For additional information regarding insurer financial strength ratings visit Standard
and Poor's website at www.standardandpoors.com.
Our goal is to procure insurance for you with underwriters possessing the financial strength to perform. Alliant does not,
however, guarantee the solvency of any underwriters with which insurance or reinsurance is placed and maintains no
responsibility for any loss or damage arising from the financial failure or insolvency of any insurer. We encourage you to
review the publicly available information collected to enable you to make an informed decision to accept or reject a
particular underwriter. To learn more about companies doing business in your state, visit the Department of Insurance
website for that state.
New York Regulation 194 and General Broker Compensation Disclosure
Alliant Insurance Services, Inc. is an insurance producer licensed by the State of New York and other States. Insurance
producers are authorized by their license to confer with insurance purchasers about the benefits, terms and conditions of
insurance contracts; to offer advice concerning the substantive benefits of particular insurance contracts; to sell insur ance;
and to obtain insurance for purchasers. The role of the producer in any particular transaction typically involves one or more
of these activities.
Compensation will be paid to the producer, based on the insurance contract the producer sells. Depending on the
insurer(s) and insurance contract(s) the purchaser selects, compensation will be paid by the insurer(s) selling the insurance
contract or by another third party. Such compensation may vary depending on a number of factors, including
the insurance contract(s) and the insurer(s) the purchaser selects. In some cases, other factors such as the volume of
business a producer provides to an insurer or the profitability of insurance contracts a producer provides to an insurer also
may affect compensation.
AGENDA ITEM #6. g)
Last Updated: May 2023 Alliant Insurance Services, Inc. | www.alliant.com | CA License No. 0C36861 Page 2
Disclosures / Disclaimers Cont.
The insurance purchaser may obtain information about compensation expected to be received by the producer based in
whole or in part on the sale of insurance to the purchaser, and (if applicable) compensation expected to be received based
in whole or in part on any alternative quotes presented to the purchaser by the producer, by requesting such information
from the producer.
Declaration Limit Disclosure
Unless stated otherwise, coverage limits of liability and sub-limits of liability are shared across the Named Insured(s)
designated in a single Declaration. Exceptions include:
• Terrorism coverage, if purchased by a specific Named Insured, is provided on a combined basis with a sub-limit
of liability that is shared across Named Insureds covered under multiple relevant Declarations.
• Flood and Earthquake sub-limits of liability, if purchased by a specific Named Insured and except as indicated
below, are dedicated by Named Insured and cannot be reduced by losses sustained by other Named Insureds.
If a single Occurrence causes direct physical loss or damage to property of multiple Named Insureds covered by the
same Declaration (or all relevant Declarations as respects Terrorism coverage), it is possible that the applicable shared
limit of liability or sub-limit of liability may be insufficient to fully indemnify the physical loss or damage as sustained by
multiple Named Insureds.
In the event of a loss or accumulation of losses whereby the amount of loss exceeds the applicable shared limit of
liability or sub-limit of liability, the recovery available will be allocated on a proportional basis among individual Named
Insureds under the same Declaration (or all relevant Declarations as respects Terrorism coverage). This allocation
applies until exhaustion of limits on a per Occurrence basis and on an Annual Aggregate basis (if applicable). If a
Named Insured’s claim reporting is delayed, such Named Insured’s recovery may be reduced or eliminated.
Furthermore, any Annual Aggregate limit of liability or sub-limit that is shared across all Named Insureds covered under a
particular Declaration (or all relevant Declarations as respects Terrorism coverage) may be reduced or exhausted by the
prior payment of claims arising out of separate Occurrences in the same Policy Period. As a result, it is possible that
there may be no remaining limit available to pay a specific Named Insured’s claim under the Policy.
To the extent actually covered, the Annual Aggregate limits are as follows:
• Accidental Contamination
• Mold/Fungus Resultant Damage
• Terrorism
• Flood and Earthquake damage to Licensed Vehicles, Unlicensed Vehicles, Contractor’s Equipment and Fine
Arts for Named Insured(s) that do not purchase optional dedicated Earthquake or Flood coverage
Privacy
At Alliant, one of our top priorities is making sure that the information we have about you is protected and secure. We
value our relationship with you and work hard to preserve your privacy and ensure that your preferences are honored. At
the same time, the very nature of our relationship may result in Alliant’s collecting or sharing certain types of information
about you in order to provide the products and services you expect from us. Please take the time to read our full Privacy
Policy posted at www.alliant.com and contact your Alliant service team should you have any questions.
FATCA
The Foreign Account Tax Compliance Act (FATCA) requires the notification of certain financial accounts to the United
States Internal Revenue Service. Alliant does not provide tax advice so please contact your tax consultant for your
obligation regarding FATCA.
AGENDA ITEM #6. g)
Last Updated: May 2023 Alliant Insurance Services, Inc. | www.alliant.com | CA License No. 0C36861 Page 3
Disclosures / Disclaimers Cont.
NRRA
(Applicable if the insurance company is non-admitted)
The Non-Admitted and Reinsurance Reform Act (NRRA) went into effect on July 21, 2011. Accordingly, surplus lines tax
rates and regulations are subject to change which could result in an increase or decrease of the total surplus lines taxes
and/or fees owed on this placement. If a change is required, we will promptly notify you. Any additional taxes and/or
fees must be promptly remitted to Alliant Insurance Services, Inc.
Changes and Developments
It is important that we be advised of any changes in your operations, which may have a bearing on the validity and/or
adequacy of your insurance. The types of changes that concern us include, but are not limited to, those listed below:
▪ Mergers and/or acquisition and any change in business ownership, including percentages.
▪ Any newly assumed contractual liability, granting of indemnities or hold harmless agreements.
▪ Any changes in existing premises including vacancy, whether temporary or permanent, alterations, demolition,
etc. Also, any new premises either purchased, constructed or occupied
▪ Circumstances which may require an increased liability insurance limit.
▪ Any changes in fire or theft protection such as the installation of or disconnection of sprinkler systems, burglar
alarms, etc. This includes any alterations to the system.
▪ Immediate notification of any changes to a scheduled of equipment, property, vehicles, electronic data
processing, etc.
▪ Property of yours that is in transit, unless previously discussed and/or currently insured.
Loss Notification Requirements:
Your policy will come with specific claim reporting requirements. Please make sure your organization understands these
obligations and time limitations which are outlined in the attached Loss Notification documents. Contact your Alliant
Service Team with any questions.
AGENDA ITEM #6. g)
Last Updated: May 2023 Alliant Insurance Services, Inc. | www.alliant.com | CA License No. 0C36861 Page 4
Binding Requirements Recap
Required with Binding Request:
• Signed and dated Request to Bind Coverage form (below)
• Signed and dated Surplus Lines forms as required by your state and attached to this proposal*
• Signed and dated APIP Claims Reporting Acknowledgement(s) Receipt Form
• Signed and dated Terrorism Risk Insurance ACT
*- only required for coverage in the following states: AR, CA, CT, FL, KS, MA, MT, NE, NY, ND, OH, RI, WV, WY
Request to Bind Coverage
City of Renton
We have reviewed the proposal and agree to the terms and conditions of the coverages presented.
This Authorization to Bind Coverage also acknowledges receipt and review of all disclaimers, disclosures, and loss
notification requirements including exposures used to develop insurance terms, contained within this proposal.
X
Signature of Authorized Insured Representative Date
Title
Print / Type Insured Representative Full Name
This proposal does not constitute a binder of insurance. Binding is subject to final carrier approval. The
actual terms and conditions of the policy will prevail.
AGENDA ITEM #6. g)
LOSS NOTIFICATION REQUIREMENT
ALLIANT PROPERTY INSURANCE PROGRAM (APIP)
Claim notifications need to be sent to Robert Frey, Diana Walizada and Sandra Doig. In the event this is a Cyber loss
please include item III contact, for a Pollution loss please include item IV contact in addition to Alliant Insurance Services
contacts.
I. During regular business hours (between 8:30 AM and 5:00 PM PST), First Notice of Claim should be
reported to Alliant Insurance Services via telephone, fax, mail or e-mail to our San Francisco Office:
Robert A. Frey, RPA Diana L. Walizada, AIC, CPIW, RPA, AINS
Senior Vice President,
Regional Claims Director
Vice President, Claims Unit Manager
Voice: (415) 403-1445 Voice:(415)403-1453
Email: rfrey@alliant.com Email: dwalizada@alliant.com
Address: Alliant Insurance Services, Inc.
560 Mission Street, 6th Floor
San Francisco CA 94105
Toll Free Voice: (877) 725-7695 Fax: (415) 403-1466
II. Please be sure to include APIP’s Claim Administrator as a CC on all Claims correspondence:
Sandra Doig
McLaren’s Global Claims Services
Address: 18100 Von Karman Avenue, 10th Floor
Irvine, CA 92612
Voice: (949) 757-1413 Fax: (949) 757-1692
Email: sandra.doig@mclarens.com
III. Cyber Liability Carrier Beazley NY needs to also be provided with Notice of Claim immediately (if
purchased):
Beazley Group
Address: 1270 Avenue of the America’s, Suite 1200
New York, NY 10020
Fax: (546) 378-4039
Email: bbr.claims@beazley.com
Elaine G. Tizon, V.P. CISR, E-mail: elaine.tizon@alliant.com
Donna Peterson, E-mail: donna.peterson@alliant.com
Address: 560 Mission Street, 6th Floor
San Francisco, CA 94105
Voice: (415) 403-1458 Fax: (415) 403-1466
IV. Pollution Liability Carrier Ironshore Specialty Insurance Company (if purchased):
Ironshore Environmental Claims CSO
Address: 28 Liberty Street, 5th Floor
New York, NY 10005
In emergency call: (888) 292-0249
Fax: (646) 826-6601
Email: USClaims@ironshore.com
Akbar Sharif
Claims Advocate
Address: 18100 Von Karman Avenue, 10th Floor
Irvine, CA 92612
Voice: (949) 260-5088 Fax: (415) 403-1466
Email: akbar.sharif@alliant.com
Please include the Insured /JPA name along with the following information when reporting claims:
▪ Time, date and specific location of property damaged
▪ A description of the incident that caused the damage (such as fire, theft or water damage)
▪ Estimated amount of loss in dollars
▪ Contact person for claim including name, title, voice & fax numbers
▪ Complete and return the Property Loss Notice for processing.
▪ Mortgagee or Loss Payee name, address, and account number
AGENDA ITEM #6. g)
APIP Claims Reporting Acknowledgement(s) Receipt Form
The Claims Reporting Forms are being included with your packet to ensure claims reporting procedures are
known and available for future reference. Please review the information. We ask that you share these critical
documents with all members of your team (and Pool Members and their staffs where applicable.)
We request that you review the items indicated as attached, then complete the bottom portion, sign
and submit to your Alliant Insurance Services representative either by a scanned e-mail or mail to
have it be included in your insurance records.
APIP Property Claims Reporting
Cyber Claims Reporting (this is a claims made and reported policy) if coverage is purchased
Pollution Liability Claims Reporting (this is a claims made and reported policy) if coverage is
purchased
Acknowledgement for Claims reporting procedures under Alliant Property Insurance Programs In
effect: July 1, 2025 until further notice
I have read and been informed about these separate reporting requirements under the coverage parts
that apply to our entity as indicated above and provided through APIP by Alliant.
Insured Entity Name: City of Renton
X
Signature of Authorized Insured Representative
Title Date
Print / Type Insured Representative Full Name:
AGENDA ITEM #6. g)
Applicable in Arizona
For your protection, Arizona law requires the following statement to appear on this form. Any person who knowingly
presents a false or fraudulent claim for payment of a loss is subject to criminal and civil penalties.
Applicable in Arkansas, Delaware, District of Columbia, Kentucky, Louisiana, Maine,
Michigan, New Jersey, New Mexico, New York, North Dakota, Pennsylvania, South
Dakota, Tennessee, Texas, Virginia and West Virginia
Any person who knowingly and with intent to defraud any insurance company or another person, files a statement of
claim containing any materially false information, or conceals for the purpose of misleading, information concerning
any fact, material thereto, commits a fraudulent insurance act, which is a crime, subject to criminal prosecution and
[NY: substantial] civil penalties. In DC, LA, ME, TN and VA, insurance benefits may also be denied.
Applicable in California
For your protection, California law requires the following to appear on this form: Any person who knowingly presents a
false or fraudulent claim for payment of a loss is guilty of a crime and may be subject to fines and confinement in state
prison.
Applicable in Colorado
It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for
the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of
insurance, and civil damages. Any insurance company or agent of an insurance company who knowingly provides
false, incomplete, or misleading facts or information to a policy holder or claimant for the purpose of defrauding or
attempting to defraud the policy holder or claimant with regard to a settlement or award payable from insurance proceeds
shall be reported to the Colorado Division of Insurance within the Department of Regulatory Agencies.
Applicable in Florida and Idaho
Any person who Knowingly and with the intent to injure, Defraud, or Deceive any Insurance Company Files a
Statement of Claim Containing any False, Incomplete or Misleading information is Guilty of a Felony.*
* In Florida - Third Degree Felony
Applicable in Hawaii
For your protection, Hawaii law requires you to be informed that presenting a fraudulent claim for payment of a loss or
benefit is a crime punishable by fines or imprisonment, or both.
Applicable in Indiana
A person who knowingly and with intent to defraud an insurer files a statement of claim containing any false,
incomplete, or misleading information commits a felony.
Applicable in Minnesota
A person who files a claim with intent to defraud or helps commit a fraud against an insurer is guilty of a crime.
Applicable in Nevada
Pursuant to NRS 686A.291, any person who knowingly and willfully files a statement of claim that contains any false,
incomplete or misleading information concerning a material fact is guilty of a felony.
Applicable in New Hampshire
Any person who, with purpose to injure, defraud or deceive any insurance company, files a statement of claim containing
any false, incomplete or misleading information is subject to prosecution and punishment for insurance fraud, as
provided in RSA 638:20.
Applicable in Ohio
Any person who, with intent to defraud or knowing that he/she is facilitating a fraud against an insurer, submits an application
or files a claim containing a false or deceptive statement is guilty of insurance fraud.
Applicable in Oklahoma
WARNING: Any person who knowingly and with intent to injure, defraud or deceive any insurer, makes any claim for
the proceeds of an insurance policy containing any false, incomplete or misleading information is guilty of a felony.
ACORD 1 (2006/02)
AGENDA ITEM #6. g)
IN THE EVENT OF A
PROPERTY LOSS:
1) Follow your organization procedures for reporting and responding to an incident
2) Alert local emergency authorities, as appropriate
3) Report the incident to Alliant Insurance Services immediately at:
877-725-7695
All property losses must be reported as soon as
practicable upon knowledge within the risk management or
finance division of the insured that a loss has occurred.
Be prepared to give basic information about the location and nature of the incident,
as well as steps which have been taken in response to the incident.
4) Report the incident to McLarens Global Claims Services AND your Alliant
representative
AGENDA ITEM #6. g)
PROPERTY FIRST NOTICE OF LOSS FORM
SEND TO: Alliant Insurance Services, Inc.
BY MAIL: 560 Mission Street, 6th Floor, San Francisco, CA 94105
BY FAX: (415) 403-1466
BY EMAIL: rfrey@alliant.com AND dwalizada@alliant.com
Carbon Copy APIP Claims Administrator: sandra.doig@mclarens.com and your Alliant representative
Today’s Date: _________________
Type of Claim: (check all that apply)
Insured’s Name & Contact Information
Insured’s Name: Point of Contact:
Address:
Phone #: Email Address:
Broker/Agent’s Name & Contact Information
Company Name: Alliant Insurance Services - Claims Point of Contact: Robert A. Frey & Diana L. Walizada
Address: 560 Mission Street, 6th Floor, San Francisco, CA 94105________________________________
Phone #: 877-725-7695 Fax #: 415-403-1466
Policy Information
Policy Number:_APIP2025 (Dec 04)________________ Policy Period: July 1, 2025- July 1, 2026
Limits of Liability: _______________per___________agg Self -Insured Retention/Deductible: _____________
Loss Information
Date of Incident/Claim: _____________ Location:__________________________________________________
Description of Loss: ___________________________________________________________________________
_____________________________________________________________________________________________
Please list all attached or enclosed documentation: (check if none provided) __________________________
_____________________________________________________________________________________________
Name of Person Completing This Form: Signature:
Per the Master Policy Wording, Section IV General Conditions;
L. NOTICE OF LOSS
In the event of loss or damage insured against under this Policy, the Insured shall give notice thereof to
ALLIANT INSURANCE SERVICES, INC., 560 Mission Street, 6th Floor, San Francisco, CA 94105.
TEL NO. (877) 725-7695, FAX NO. (415) 403-1466 of such loss. Such notice is to be made as soon as
practicable after the inception of loss.
Real Property Vehicles
Personal Property Other
AGENDA ITEM #6. g)
IN THE EVENT OF A
CYBER LOSS:
1) Follow your organizations procedures for reporting and responding to an incident
2) Alert authorities, as appropriate
3) Report the incident to Beazley Group immediately at:
bbr.claims@beazley.com
(866)567-8570
All Cyber losses must be reported as soon as practicable upon
knowledge by the insured that a loss has occurred.
Be prepared to give basic information about the location and nature of the incident, as
well as steps which have been taken in response to the incident.
4) Report the incident to Alliant Claims Department and your Alliant representative
SPECIAL NOTE REGARDING PRIVACY NOTIFICATION COSTS:
The policy provides a $500,000 Aggregate Limit for Privacy Notification Costs. If you
utilize a Beazley vendor, the limit is increased to $1,000,000.
Please contact Beazley for a list of approved vendors.
AGENDA ITEM #6. g)
CYBER FIRST NOTICE OF LOSS FORM
Today’s Date:
Insured’s Name & Contact Information
Insured’s Name: Point of Contact:
Address:
Phone #: Email Address:
Broker/Agent’s Name & Contact Information
Company Name: Alliant Insurance Services – Claims Point of Contact: Elaine Tizon
Address: 560 Mission Street, 6th Floor, San Francisco, CA 94105
Phone #: 877-725-7695 Fax #:415-403-1466
Policy Information
Policy Number: Policy Period: July 1, 2025- July 1, 2026
Limits of Liability: per agg Self-Insured Retention/Deductible
Loss Information
Date of Incident/Claim: Location:
Description of Loss:
Please list all attached or enclosed documentation: (check if none provided)
Name of Person Completing This Form: Signature:
SEND TO: Beazley Group
BY MAIL: 1270 Avenue of the America’s, Suite 1200, New York, NY 10020
BY FAX: (546) 378-4039
BY EMAIL: bbr.claims@beazley.com
CC Alliant Claims Department:
elaine.tizon@alliant.com, Donna.Peterson@alliant.com and your Alliant representative
BY EMAIL: tmbclaims@beazley.com
CC Alliant Claims Department: rfrey@alliant.com AND dwalizada@alliant.com
And your Alliant representative
AGENDA ITEM #6. g)
A. NOTICE OF CLAIM, LOSS OR CIRCUMSTANCE THAT MIGHT LEAD TO A CLAIM
1. If any Claim is made against the Insured, the Insured shall, as soon as practicable upon knowledge by
the Insured, forward to the Underwriters through persons named in Item 9.A. of the Declarations written
notice of such Claim in the form of a telecopy, or express or certified mail together with every demand,
notice, summons or other process received by the Insured or the Insured’s representative; provided that
with regard to coverage provided under Insuring Agreements I.A. and I.C., all Claims made against any
Insured must be reported no later than the end of the Policy Period, in accordance with the
requirements of the Optional Extension Period (if applicable), or within thirty (30) days after the
expiration date of the Policy Period in the case of Claims first made against the Insured during the last
thirty (30) days of the Policy Period.
2. With respect to Insuring Agreement I.B. for a legal obligation to comply with a Breach Notice Law
because of an incident (or reasonably suspected incident) described in Insuring Clause I.A.1 or I.A.2,
such incident or reasonably suspected incident must be reported as soon as practicable during the Policy
Period after discovery by the Insured. For such incidents or suspected incidents discovered by the
Insured within 60 days prior to expiration of the Policy, such incident shall be reported as soon as
practicable, but in no event later than 60 days after the end the Policy Period, provided; if this Policy is
renewed by Underwriters and covered Privacy Notification Costs are incurred because of such incident
or suspected incident reported during the 60 day post Policy Period reporting period, then any
subsequent Claim arising out of such incident or suspected incident is deemed to have been made
during the Policy Period.
3. With respect to Insuring Agreements I.A. and I.C., if during the Policy Period, the Insured first becomes
aware of any circumstance that could reasonably be the basis for a Claim it may give written notice to
Underwriters in the form of a telecopy, or express or certified mail through persons named in Item 9.A. of
the Declarations as soon as practicable during the Policy Period of:
a. the specific details of the act, error, omission, or Security Breach that could reasonably be the basis
for a Claim;
b. the injury or damage which may result or has resulted from the circumstance; and
c. the facts by which the Insured first became aware of the act, error, omission or Security Breach
Any subsequent Claim made against the Insured arising out of such circumstance which is the subject of
the written notice will be deemed to have been made at the time written notice complying with the above
requirements was first given to the Underwriters.
4. A Claim or legal obligation under section X.A.1 or X.A.2 above shall be considered to be reported to the
Underwriters when written notice is first received by Underwriters in the form of a telecopy, or express or
certified mail or email through persons named in Item 9.A. of the Declarations of the Claim or legal
obligation, or of an act, error, or omission, which could reasonably be expected to give rise to a Claim if
provided in compliance with sub-paragraph X.A.3. above.
AGENDA ITEM #6. g)
POLLUTION LIABILITY
IN THE EVENT OF AN
ENVIRONMENTAL EMERGENCY:
1) Follow your organization procedures for reporting and responding to an
incident
2) Alert local emergency authorities, as appropriate
3) Report the incident immediately at:
888-292-0249
4] Report the incident to Alliant
Akbar Sharif
Claims Advocate
949-260-5088
415-403-1466 – fax
akbar.sharif@alliant.com
Be prepared to give basic information about the location and nature of the incident,
as well as steps which have been taken in response to the incident.
DO follow your organization’s detailed response plan
DO contact your management as well as appropriate authorities
DO ensure anyone who could come in contact with a spill or release is kept away
DO NOT ignore a potential spill or leak
DO NOT attempt to respond beyond your level of training or certification
AGENDA ITEM #6. g)
Today’s Date:
Notice of: (check all that apply)
Pollution Incident Potential Claim Other
Third-Party Claim Litigation Initiated
Insured’s Name & Contact Information
Company Name: Point of Contact:
Address:
Phone #: Email Address:
Broker/Agent’s Name & Contact Information
Company Name: Alliant Insurance Services - Claims Point of Contact: Akbar Sharif
Address: 18100 Von Karman Ave., 10th Floor, Irvine, CA 92612
Phone #: 949-260-5088
Policy Information
Policy Number: Policy Period: July 1, 2025- July 1, 2026
Limits of Liability: per agg. Self-Insured Retention/Deductible
Loss Information
Date of Incident/Claim: Location:
Claimant Name/Address:
Description of Loss:
Please list all attached or enclosed documentation: (check if none provided)
Name of Person Completing This Form: Signature:
SEND TO: IRONSHORE ENVIRONMENTAL CLAIMS CSO
BY MAIL: 28 Liberty Street, 5th Floor, New York, NY 10005
BY PHONE: (888) 292-0249
BY FAX: (646) 826-6601
BY EMAIL: USClaims@ironshore.com
CC Alliant Insurance: akbar.sharif@alliant.com and your Alliant Representative
AGENDA ITEM #6. g)
Alliant Property Insurance Program
2025-2026 Policy Year
Schedule of Insurers (Proposed)
Company A.M. Best's I.D. # A.M. Best's Guide Rating Standard and Poor's
State of
Washington
Page 1 of 3 As of May 22, 2025
Amherst Specialty
Insurance Company
021748 A-, Excellent;
Financial Size Category 8;
$100,000,000 to less than
$250,000,000
(As of 4/2/2025)
Not Rated
(As of 5/21/25)
Non-Admitted
Arch Specialty Insurance
Company
012523 A+, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 03/07/25)
A+
(As of 06/20/24)
Non-Admitted
Associated Industries
Insurance Company Inc.
011693 A-, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 09/06/24)
Not Rated
(As of 05/13/25)
Non-Admitted
AXA XL Reinsurance Ltd 074684 A+, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 10/02/24)
AA-
(As of 03/24/25)
Non-Admitted
AXIS Surplus Insurance
Company
012515 A, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 08/28/24)
A+
(As of 07/17/24)
Non-Admitted
Beazley Excess &
Surplus Insurance, Inc
021670 A, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 07/18/24)
Not Rated
(As of 05/20/25)
Non-Admitted
Chubb European Group
SE
086485 A++, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 12/12/24)
AA
(As of 01/27/25)
Non-Admitted
Columbia Casualty
Company
003538 A, Excellent
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 12/5/24)
A+
(as of 11/07/24)
Non-Admitted
Convex Insurance UK
Limited
071499 A, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 05/30/24)
A-
(As of 06/18/24)
Non-Admitted
Endurance Worldwide
Insurance Limited
083234 A+, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 09/27/24)
A+
(As of 03/28/25)
Non-Admitted
Evanston Insurance
Company
003759 A, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 11/22/24)
A
(As of 07/26/24)
Non-Admitted
Fidelis Insurance
Bermuda Limited / Fidelis
Underwriting Limited
093763
093764
A, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 02/28/25)
A-
(As of 04/03/25)
Non-Admitted
AGENDA ITEM #6. g)
Alliant Property Insurance Program
2025-2026 Policy Year
Schedule of Insurers (Proposed)
Company A.M. Best's I.D. # A.M. Best's Guide Rating Standard and Poor's
State of
Washington
Page 2 of 3 As of May 22, 2025
Harleysville Insurance
Company of New York
012051 A, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 11/07/24)
A+
(As of 04/12/25)
Non-Admitted
Houston Specialty
Insurance Company
013825 A, Excellent;
Financial Size Category 10;
$500,000,000 to less than
$750,000,000
(As of 08/01/24)
Not Rated
(As of 05/21/25)
Non-Admitted
Ironshore Specialty
Insurance Company
013866 A, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 08/02/24)
A
(As of 11/07/24)
Non-Admitted
Landmark American
Insurance Company
012619 A++, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 02/14/25)
AA+
(As of 09/25/24)
Non-Admitted
Lexington Insurance
Company
002350 A, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 12/06/24)
AA-
(As of 05/15/25)
Non-Admitted
Liberty Surplus Insurance
Corporation
012078 A, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 08/02/24)
A
(As of 11/07/24)
Non-Admitted
Lloyd’s of London various
syndicates
085202 A+, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 08/07/24)
AA-
(As of 06/14/24)
Non-Admitted
National Fire & Marine
Insurance Company
002428 A++, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 04/09/25)
AA+
(As of 09/25/24)
Non-Admitted
Palms Specialty
Insurance Company, Inc.
021278 A-, Excellent;
Financial Size Category 10;
$500,000,000 to less than
$750,000,000
(As of 06/20/24)
Not Rated
(As of 5/21/25)
Non-Admitted
Partner Reinsurance
Europe SE
078853 A+, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 02/07/25)
AA-
(As of 03/05/25)
Non-Admitted
Swiss Re Corporate
Solutions America
Insurance Corporation
001866 A+, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 09/26/24)
AA-
(As of 03/11/25)
Admitted
The Princeton Excess
and Surplus Lines
Insurance Co
012170 A+, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 07/18/24)
AA
(As of 04/24/25)
Non-Admitted
AGENDA ITEM #6. g)
Alliant Property Insurance Program
2025-2026 Policy Year
Schedule of Insurers (Proposed)
Company A.M. Best's I.D. # A.M. Best's Guide Rating Standard and Poor's
State of
Washington
Page 3 of 3 As of May 22, 2025
United Specialty
Insurance Company
013105 A, Excellent;
Financial Size Category 10;
$500,000,000 to less than
$750,000,000
(As of 11/22/24)
Not Rated
(As of 05/21/25)
Non-Admitted
Westchester Surplus
Lines Insurance
Company
004433 A++, Superior;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 12/12/24)
AA
(As of 01/27/25)
Non-Admitted
Westfield Specialty
Insurance Company
020985 A, Excellent;
Financial Size Category 15;
$2,000,000,000 or Greater
(As of 03/04/25)
Not Rated
(As of 05/21/25)
Non-Admitted
AGENDA ITEM #6. g)
Alliant Insurance Services Inc.
APIP INVOICE
NAMED INSURED: City of Renton
INVOICE DATE: June 10, 2025
PAYMENT DUE DATE: July 23, 2025
CUSTOMER NUMBER: RENTON0-01
EFFECTIVE DATE: July 1, 2025
TOTAL INVOICE DUE AT THIS TIME: $ 1,438,455.31
INSURANCE CO: Various INVOICE NUMBER: 10170615 POLICY NUMBER: PPROP2526
Total Property Premium:
Total Pollution Premium:
Total Cyber Premium:
Total Boiler & Machinery Premium:
ABS Fee:
Estimated SLT&F:
Broker Fee:
$ 1,292,764.00
$ 4,900.00
$ 98,345.00
$ 5,917.00
$ 4,285.00
$ 32,244.31
$ 0.00
TOTAL DUE AT THIS TIME: $ 1,438,455.31
Total Due includes Premiums, Taxes and Fees where applicable. The Cyber Enhancement premium , should
you have elected to purchase this coverage, is not included as part of this invoice.
Please return a copy of the invoice with your payment. Premiums are due and payable upon receipt of this
invoice but no later than 30 days of Binding. If payment is not received by the due date, policies may be subject
to cancellation.
Alliant embraces a policy of transparency with respect to its compensation from insurance transactions. Details
on our compensation policy, including the types of income that Alliant may earn on a placement, are available
on our website at www.alliant.com. For a copy of our policy or for any inquiries regarding compensation issues
pertaining to your account you may also contact us at: Alliant Insurance Services, Attention: General Counsel,
701 B Street, 6th Floor, San Diego, CA 92101.
Coverages, limits, sub-limits, terms and conditions could change. All changes will be advised prior
to binding and accompany the Binder Confirmation for July 1, 2025 bound terms.
AGENDA ITEM #6. g)
Important Notice of Remittance
Payment Address
We have implemented lockbox deposit services with our Bank.
Please use to avoid delays in processing your payments.
Effective immediately, please mail all future checks along with your remittance
detail invoice to the following:
Standard Mail Remittance Address:
AIS Trust Account Newport
P.O. Box 744963
Los Angeles, CA 90074-4963
Overnight/Courier Remittance Address:
Bank of America Lockbox Services
Lockbox 744963
2706 Media Center Drive
Los Angeles, CA 90065-1733
ACH/WIRE PAYMENTS
Bank of America
Alliant Insurance Services Trust Account
Account Number: 1453355421
ACH Routing Number: 122000661
Wire Routing: Number: 026009593
SWIFT: BOFAUS3N (US Domestic)
SWIFT: BOFAUS6S (Foreign Currency)
ACH/Wire Reference: Include your ten-digit Client Account Number and Invoice
Number (both can be found at the top right of this invoice)
E-mail remittances to AccountsReceivable@alliant.com
Pay your Invoice via ACH using AlliantPay: https://billpay.alliant.com
AGENDA ITEM #6. g)
Last Updated: May 2023 Alliant Insurance Services, Inc. | www.alliant.com | CA License No. 0C36861 Page 1
Disclosures / Disclaimers
This proposal of insurance is provided as a matter of convenience and information only. All information included in this
proposal, including but not limited to personal and real property values, locations, operations, products, data, automobile
schedules, financial data and loss experience, is based on facts and representations supplied to Alliant Insurance Services,
Inc. by you. This proposal does not reflect any independent study or investigation by Alliant Insurance Services, Inc. or it s
agents and employees.
Please be advised that this proposal is also expressly conditioned on there being no material change in the risk between
the date of this proposal and the inception date of the proposed policy (including the occurrence of any claim or notice of
circumstances that may give rise to a claim under any policy which the policy being proposed is a renewal or replacement).
In the event of such change of risk, the insurer may, at its sole discretion, modify, or withdraw this proposal, whether or
not this offer has already been accepted.
This proposal is not confirmation of insurance and does not add to, extend, amend, change, or alter any coverage in any
actual policy of insurance you may have. All existing policy terms, conditions, exclusions, and limitations apply. For
specific information regarding your insurance coverage, please refer to the policy itself. Alliant Insurance Services, Inc.
will not be liable for any claims arising from or related to information included in or omitted from this proposal of insurance.
Alliant embraces a policy of transparency with respect to its compensation from insurance transactions. Details on our
compensation policy, including the types of income that Alliant may earn on a placement, are available on our website at
www.alliant.com. For a copy of our policy or for any inquiries regarding compensation issues pertaining to your account
you may also contact us at: Alliant Insurance Services, Inc., Attention: General Counsel, 701 B Street, 6th Floor, San
Diego, CA 92101.
Analyzing insurers' over-all performance and financial strength is a task that requires specialized skills and in -depth
technical understanding of all aspects of insurance company finances and operations. Insurance brokera ges such as
Alliant Insurance typically rely upon rating agencies for this type of market analysis. Both A.M. Best and Standard and
Poor's have been industry leaders in this area for many decades, utilizing a combination of quantitative and qualitative
analysis of the information available in formulating their ratings.
A.M. Best has an extensive database of nearly 6,000 Life/Health, Property Casualty and International companies. You can
visit them via this www.AmBest.com. For additional information regarding insurer financial strength ratings visit Standard
and Poor's website at www.standardandpoors.com.
Our goal is to procure insurance for you with underwriters possessing the financial strength to perform. Alliant does not,
however, guarantee the solvency of any underwriters with which insurance or reinsurance is placed and maintains no
responsibility for any loss or damage arising from the financial failure or insolvency of any insurer. We encourage you to
review the publicly available information collected to enable you to make an informed decision to accept or reject a
particular underwriter. To learn more about companies doing business in your state, visit the Department of Insurance
website for that state.
New York Regulation 194 and General Broker Compensation Disclosure
Alliant Insurance Services, Inc. is an insurance producer licensed by the State of New York and other States. Insurance
producers are authorized by their license to confer with insurance purchasers about the benefits, terms and conditions of
insurance contracts; to offer advice concerning the substantive benefits of particular insurance contrac ts; to sell insurance;
and to obtain insurance for purchasers. The role of the producer in any particular transaction typically involves one or more
of these activities.
Compensation will be paid to the producer, based on the insurance contract the produce r sells. Depending on the
insurer(s) and insurance contract(s) the purchaser selects, compensation will be paid by the insurer(s) selling the insurance
contract or by another third party. Such compensation may vary depending on a number of factors, inclu ding
the insurance contract(s) and the insurer(s) the purchaser selects. In some cases, other factors such as the volume of
business a producer provides to an insurer or the profitability of insurance contracts a producer provides to an insurer also
may affect compensation.
AGENDA ITEM #6. g)
Last Updated: May 2023 Alliant Insurance Services, Inc. | www.alliant.com | CA License No. 0C36861 Page 2
Disclosures / Disclaimers Cont.
The insurance purchaser may obtain information about compensation expected to be received by the producer based in
whole or in part on the sale of insurance to the purchaser, and (if applicable) compensation expected to be received based
in whole or in part on any alternative quotes presented to the purchaser by the producer, by requesting such information
from the producer.
Declaration Limit Disclosure
Unless stated otherwise, coverage limits of liability and sub-limits of liability are shared across the Named Insured(s)
designated in a single Declaration. Exceptions include:
• Terrorism coverage, if purchased by a specific Named Insured, is provided on a combined basis with a sub-limit
of liability that is shared across Named Insureds covered under multiple relevant Declarations.
• Flood and Earthquake sub-limits of liability, if purchased by a specific Named Insured and except as indicated
below, are dedicated by Named Insured and cannot be reduced by losses sustained by other Named Insureds.
If a single Occurrence causes direct physical loss or damage to property of multiple Named Insureds covered by the
same Declaration (or all relevant Declarations as respects Terrorism coverage), it is possible that the applicable shared
limit of liability or sub-limit of liability may be insufficient to fully indemnify the physical loss or damage as sustained by
multiple Named Insureds.
In the event of a loss or accumulation of losses whereby the amount of loss exceeds the applicable shared limit of
liability or sub-limit of liability, the recovery available will be allocated on a proportional basis among individual Named
Insureds under the same Declaration (or all relevant Declarations as respects Terrorism coverage). This allocation
applies until exhaustion of limits on a per Occurrence basis and on an Annual Aggregate basis (if applicable). If a
Named Insured’s claim reporting is delayed, such Named Insured’s recovery may be reduced or eliminated.
Furthermore, any Annual Aggregate limit of liability or sub-limit that is shared across all Named Insureds covered under a
particular Declaration (or all relevant Declarations as respects Terrorism coverage) may be reduced or exhausted by the
prior payment of claims arising out of separate Occurrences in the same Policy Period. As a result, it is possible that
there may be no remaining limit available to pay a specific Named Insured’s claim under the Policy.
To the extent actually covered, the Annual Aggregate limits are as follows:
• Accidental Contamination
• Mold/Fungus Resultant Damage
• Terrorism
• Flood and Earthquake damage to Licensed Vehicles, Unlicensed Vehicles, Contractor’s Equipment and Fine
Arts for Named Insured(s) that do not purchase optional d edicated Earthquake or Flood coverage
Privacy
At Alliant, one of our top priorities is making sure that the information we have about you is protected and secure. We
value our relationship with you and work hard to preserve your privacy and ensure that you r preferences are honored. At
the same time, the very nature of our relationship may result in Alliant’s collecting or sharing certain types of information
about you in order to provide the products and services you expect from us. Please take the time to read our full Privacy
Policy posted at www.alliant.com and contact your Alliant service team should you have any questions.
FATCA
The Foreign Account Tax Compliance Act (FATCA) requires the notification of certain financial accounts to the United
States Internal Revenue Service. Alliant does not provide tax advice so please contact your tax consultant for your
obligation regarding FATCA.
AGENDA ITEM #6. g)
Last Updated: May 2023 Alliant Insurance Services, Inc. | www.alliant.com | CA License No. 0C36861 Page 3
Disclosures / Disclaimers Cont.
NRRA
(Applicable if the insurance company is non-admitted)
The Non-Admitted and Reinsurance Reform Act (NRRA) went into effect on July 21, 2011. Accordingly, surplus lines tax
rates and regulations are subject to change which could result in an increase or decrease of the total surplus lines taxes
and/or fees owed on this placement. If a change is required, we will promptly notify you. Any additional taxes and/or
fees must be promptly remitted to Alliant Insurance Services, Inc.
Changes and Developments
It is important that we be advised of any changes in your operations, which may have a bearing on the validity and/or
adequacy of your insurance. The types of changes that concern us include, but are not limited to, those listed below:
▪ Mergers and/or acquisition and any change in business ownership, including percentages.
▪ Any newly assumed contractual liability, granting of indemnities or hold harmless agreements.
▪ Any changes in existing premises including vacancy, whether temporary or permanent, alterations, demolition,
etc. Also, any new premises either purchased, constructed or occupied
▪ Circumstances which may require an increased liability insurance limit.
▪ Any changes in fire or theft protection such as the installation of or disconnection of sprinkler systems, bu rglar
alarms, etc. This includes any alterations to the system.
▪ Immediate notification of any changes to a scheduled of equipment, property, vehicles, electronic data
processing, etc.
▪ Property of yours that is in transit, unless previously discussed and/o r currently insured.
Loss Notification Requirements:
Your policy will come with specific claim reporting requirements. Please make sure your organization understands these
obligations and time limitations which are outlined in the attached Loss Notification documents. Contact your Alliant
Service Team with any questions.
AGENDA ITEM #6. g)
Last Updated: May 2023 Alliant Insurance Services, Inc. | www.alliant.com | CA License No. 0C36861 Page 4
Binding Requirements Recap
Required with Binding Request:
• Signed and dated Request to Bind Coverage form (below)
• Signed and dated Surplus Lines forms as required by your state and attached to this proposal*
• Signed and dated APIP Claims Reporting Acknowledgement(s) Receipt Form
• Signed and dated Terrorism Risk Insurance ACT
*- only required for coverage in the following states: AR, CA, CT, FL, KS, MA, MT, NE, NY, ND, OH, RI, WV, WY
Request to Bind Coverage
City of Renton
We have reviewed the proposal and agree to the terms and conditions of the coverages presented.
This Authorization to Bind Coverage also acknowledges receipt and review of all disclaimers, disclosures, and loss
notification requirements including exposures used to develop insurance terms, contained within this proposal.
X
Signature of Authorized Insured Representative Date
Title
Print / Type Insured Representative Full Name
This proposal does not constitute a binder of insurance. Binding is subject to final carrier approval. The
actual terms and conditions of the policy will prevail.
AGENDA ITEM #6. g)
AB - 3862
City Council Regular Meeting - 16 Jun 2025
SUBJECT/TITLE: Request for Additional Capital Project Coordinator Position
RECOMMENDED ACTION: Refer to Finance Committee
DEPARTMENT: Public Works Facilities Division
STAFF CONTACT: Jeff Minisci , Facilities Director
EXT.: 425-430-6643
FISCAL IMPACT SUMMARY:
The PW/Facilities Division is requesting funding for one new full-time Capital Project Coordinator. This position
will be funded through the 2nd quarter budget adjustment request in the amount of $174,242, with salary,
benefits, and associated overhead costs charged to the 504 Repair & Maintenance Fund account number
504.000000.015.518.23.10.000.
SUMMARY OF ACTION:
The Capital Projects Coordinator is essential to addressing the current backlog of capital and repair
maintenance projects and ensuring the timely delivery of both current and future facility improvements. At
present, the PW/Facilities Division has two Capital Project Coordinators actively managing major, complex,
and grant-funded projects. These include the Henry Moses Aquatic Center upgrades and repairs (currently
under construction), the Pavilion Market conversion (out to bid), Historical Museum improvements (pending
of an RFQ), ESCO Phase 3 (in closeout), ESCO Phase 4 (design phase), IT Interior renovation (in contract
review), 200 Mill chiller replacement (in design), the HR reception sit/stand conversion (out to bid),
Installation of EV Charging Stations at City Hall and PW Shops, and major maintenance efforts at the Don
Persson Senior Center (design phase). While existing staff are fully allocated to these highpriority and
resourceintensive efforts, there is a growing number of aging City facilities in need of critical repairs and
system upgrades. Several important projects remain in the queue without sufficient staffing capacity to
proceed.
These include the following highpriority projects currently lacking staffing capacity:
Boathouse – lacks a fire sprinkler system
Carco Theatre – essential HVAC system repairs
Renton Community Center – lighting system replacements, boiler upgrades, and roof repairs
200 Mill Building – replacement of mission critical equipment
Additional securityrelated needs:
Installation and replacement of badge readers at the Public Works Shop and other community buildings
Replacement of over 200 security cameras (end of useful life) across City facilities
Facility projects delayed due to limited staffing resources (scheduled to begin in 2025):
City Hall structural repairs, including the top-deck parking structure and roof
City Hall customer service center remodel
Public Works Shop shower and bathroom replacement
City Hall window resealing
AGENDA ITEM #6. h)
To meet both current and future demands, the proposed Capital Projects Coordinator position is necessary as
a permanent addition to the PW/Facilities Division. This is not a short term or one year workload, but an
ongoing need driven by the age, condition, and increasing demands on city owned facilities. The position will
provide critical support by managing project timelines, coordinating internal and external resources, and
ensuring project execution aligns with city standards and operational goals.
EXHIBITS:
STAFF RECOMMENDATION:
Authorize the addition of one FullTime Capital Project Coordinator position, with a budget allocation of
$176,242, to address the current backlog of capital and repair maintenance projects and support the
successful delivery of planned facility improvements. The funding for this position will be included in the 2nd
Quarter Budget Adjustment.
AGENDA ITEM #6. h)
1
CITY OF RENTON, WASHINGTON
RESOLUTION NO. _______
A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, AUTHORIZING
TEMPORARY WEEKEND CLOSURE OF THE INTERSECTION OF NE 44 TH STREET AND
LAKE WASHINGTON BLVD NE, EAST OF I-405.
WHEREAS, the Washington State Department of Transportation (WSDOT) is constructing
the I-405, Renton to Bellevue Widening and Express Toll Lanes (ETL) project; and
WHEREAS, this construction activity will require temporary street closures of the
intersection of NE 44th Street and Lake Washington Blvd NE, east of I-405; and
WHEREAS, pursuant to the Renton Municipal Code section 9-9-3, such street closures
require City Council authorization by means of a resolution;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
RESOLVE AS FOLLOWS:
SECTION I. The City Council does hereby authorize the temporary weekend closure of the
intersection of NE 44th Street and Lake Washington Blvd NE, east of I-405 for one weekend from
Friday evening, July 18, 2025 to Monday morning, July 21, 2025 for the purpose of decreasing
impacts to the traveling public by minimalizing the duration to complete the work.
SECTION II. Notice of the closure shall be posted and published as required by RMC 9-9-2
and RMC 9-9-3.
AGENDA ITEM # 8. a)
RESOLUTION NO. _______
2
PASSED BY THE CITY COUNCIL this day of , 2025.
______________________________
Jason A. Seth, City Clerk
APPROVED BY THE MAYOR this day of , 2025.
______________________________
Armondo Pavone, Mayor
Approved as to form:
Shane Moloney, City Attorney
RES-PW:25RES013:5.28.2025
AGENDA ITEM # 8. a)
1
CITY OF RENTON, WASHINGTON
ORDINANCE NO. ________
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING 4-1-190;
CHAPTER 4-2 SECTIONS -020, -060, -080, -100, -110, -115, AND -116; 4-3-110;
CHAPTER 4-4 SECTIONS -015, -070, -080, -085, -090, -105, AND -155; CHAPTER 4-
7 SECTIONS -090, -140, AND -150; 4-9-030; CHAPTER 4-10 SECTIONS -020 AND -
050; AND, CHAPTER 4-11 SECTIONS –020, -030, -040, -180 AND -200 OF THE
RENTON MUNICIPAL CODE, AUTHORIZING CORRECTIONS, PROVIDING FOR
SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the Washington State legislature found that in order to meet the goal of
1,000,000 new homes statewide by 2044, innovative housing policies will need to be adopted
and that increasing housing options that are more affordable to various income levels is critical
to achieving the state’s housing goals; and
WHEREAS, in 2023 the Washington State legislature passed a series of housing and land
use bills aimed at expanding housing options, increasing housing inventory, and incentivizing
affordable housing, including House Bill (HB) 1110 and HB 1337, related to middle housing and
accessory dwelling units; and
WHEREAS, the associated state legislative mandates make it necessary to amend Renton
Municipal Code to ensure local development regulations comply with state requirements and
implement policy directives; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation
and study, and the matter was considered by the Planning Commission; and
WHEREAS, pursuant to RCW 36.70A.106, on March 17, 2025, the City notified the State
of Washington of its intent to adopt amendments to its development regulations; and
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-2
WHEREAS, the Planning Commission held a public hearing on April 2, 2025, considered all
relevant matters, and heard all parties in support or opposition, and subsequently forwarded a
recommendation to the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
SECTION I. All portions of the Renton Municipal Code in this ordinance that are not
shown in strikethrough and underline edits or are not explicitly repealed herein remain in effect
and unchanged.
SECTION II. Subsection 4-1-190.G.2.d of the Renton Municipal Code is amended as
follows:
2. School Impact Fees:
d. Classification by Dwelling Type: Separate fees shall be calculated for single
family and multi-family dwellings, and separate student generation rates must be
determined by each school district for each type of dwelling. For purposes of this
Section, mobile homes shall be treated as single family dwellings; duplexes and
accessory dwelling units shall be treated as multi-family dwellings.
SECTION III. Subsections 4-2-020.A through 4-2-020.I of the Renton Municipal Code are
amended as follows:
A. GENERAL:
Approval of projects in the zones is contingent upon the determination that
the proposed developments are consistent with the purpose of the zone and the
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-3
purpose and intent of the land use designations and guiding policies of the
Comprehensive Plan.
The Comprehensive Plan Land Use Element policies for each corresponding
zone classification and all the Elements of the Comprehensive Plan shall be used
together with the purpose statements for each zone and land use map designation
set forth in the following sections to guide interpretation and application of land
use regulations within the zones and designations and any changes to the range
of permitted uses within each zone through amendments to the code.
B. RESOURCE CONSERVATION ZONE (RC):
The Resource Conservation (RC) Zone (RC) is established to provide a very low-
density residential zone that endeavors to provide some residential use of lands
characterized by extensive critical areas or lands with agricultural uses. It is
intended to implement the Low Density Residential Comprehensive Plan
designation. This zone promotes uses that are compatible with the functions and
values of designated critical areas and allows for continued production of food
and agricultural products applies to lands with significant environmental
constraints which are not appropriate for urban development, lands suitable for
environmental conservation or restorations, and allows for continued production
of food and agricultural products, and natural resource extraction for resource
conservation. RC zoning implements the Residential Low Density and Employment
Area land use designations. No minimum density is required.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-4
The Resource Conservation RC Zone is also intended to provide separation
between areas of more intense urban uses and critical lands or agricultural uses;
encourage or preserve very low-density residential uses; reduce the intensity of
uses in accordance with the extent of environmentally sensitive areas such as
floodplains, wetlands and streams, aquifers, wildlife habitat, steep slopes, and
other geologically hazardous areas; allow for small-scale farming to commence or
continue; and provide viable uses within urban separators. The RC Zone
implements the Residential Low Density land use designation.
C. RESIDENTIAL-1 (R-1):
The Residential-1 (R-1) Zone (R-1) applies to lands with significant
environmental constraints, which may have the potential for development at a
level of intensity that is established to provide and protect suitable environments
for residential development of lands characterized by pervasive critical areas
where limited residential development will not compromise critical areas. It is
intended to implement the Low Density Residential Comprehensive Plan
designation. The zone provides for suburban estate single family and clustered
single family residential dwellings, at a maximum density of one (1) dwelling unit
per net acre, and allows for small scale farming associated with residential use.
Density bonus provisions, of up to eighteen (18) dwelling units per acre, are
intended to allow assisted living to develop with higher densities within the zone.
It is further intended to protect critical areas, provide separation between
neighboring jurisdictions through designation of urban separators as adopted by
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-5
the Countywide Policies, and prohibit the development of incompatible uses that
may be detrimental to the residential or natural environment. The R-1 Zone
implements the Residential Low Density land use designation.
D. RESIDENTIAL-4 (R-4):
The Residential-4 (R-4) Zone (R-4) applies to lands suitable for low-density
residential uses and provides transition between rural designation zones and
higher intensity residential zones. To expand the variety of housing options, the
R-4 Zone allows for both single-family development and middle housing. The R-4
Zone implements the Residential Low Density land use designation. is established
to promote urban single family residential neighborhoods serviceable by urban
utilities and containing open space amenities. It is intended to implement the
Residential Low Density Comprehensive Plan designation. The Residential-4 (R-4)
allows a maximum density of four (4) dwelling units per net acre. The R-4
designation serves as a transition between rural designation zones and higher
density residential zones. It is intended as an intermediate lower density
residential zone.
E. RESIDENTIAL-6 (R-6):
The Residential-6 (R-6) Zone (R-6) is established for single family dwellings and
allows middle housing where there is land suitable for infill and larger lot
development at a moderate density. The R-6 Zone is intended to implement
implements the Residential Medium Density Comprehensive Plan land use
designation. The R-6 zone allows a range of three (3) to six (6) dwelling units per
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-6
net acre. Development in the R-6 zone is intended to be single family residential
at moderate density.
F. RESIDENTIAL-8 (R-8):
The Residential-8 (R-8) Zone (R-8) is established for single family residential
dwellings allowing a range of four (4) to eight (8) dwelling units per net acre
applies to lands suitable for moderate-density residential uses, including single-
family and middle housing, where there is opportunity to reinvest in existing
single-family residential neighborhoods through infill development or the
development of new residential plats. It is intended to implement implements the
Residential Medium Density Comprehensive Plan land use designation.
Development in the R-8 Zone is intended to create opportunities for new single
family residential neighborhoods and to facilitate high-quality infill development
that promotes reinvestment in existing single family neighborhoods. It is intended
to accommodate uses that are compatible with and support a high-quality
residential environment and add to a sense of community.
G. RESIDENTIAL MANUFACTURED HOME PARK (RMH):
The Residential Manufactured Home Park (RMH) Zone (RMH) is established to
promote development that is maintains a single family in character, expands the
variety of housing options, and protects established manufactured home
parks. and developed to offer a choice in land tenancy. Standards provide for safe
and high-quality manufactured home neighborhoods. It is intended to implement
the Residential Low Density Comprehensive Plan designation. The RMH Zone is
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-7
intended to protect established manufactured home parks and to expand the
variety of affordable housing types available within the City. The RMH Zone
implements the Residential Low Density, Residential Medium Density, and the
Residential High Density land use designations.
H. RESIDENTIAL-10 (R-10):
The Residential-10 (R-10) Zone (R-10) is established for high-density
residential development that will provide a mix of residential styles including small
lot detached dwellings or attached dwellings such as townhouses and small-scale
flats. Development promoted in the zone is intended to increase opportunities for
detached dwellings as a percent of the housing stock, as well as allow some small-
scale attached housing choices and to create high-quality infill development that
increases density while maintaining the single- family character of the existing
neighborhood. Allowable base densities range from five (5) to ten (10) dwelling
units per net acre. The zone serves as a transition to higher density multi-family
zones. The R-10 Zone implements the Residential High Density land use
designation.
I. RESIDENTIAL-14 (R-14):
The purpose of the Residential-14 (R-14) Zone (R-14) is to encourage
development, and redevelopment, of residential neighborhoods that provide a
mix of detached and attached dwelling structures organized and designed to
combine characteristics of both typical single family and small-scale multi-family
developments. Densities range from seven (7) to fourteen (14) units per net acre
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-8
with opportunities for bonuses up to eighteen (18) dwelling units per net acre.
Structure size is intended to be limited in terms of bulk and scale so that the
various unit types allowed in the zone are compatible with one another and can
be integrated together into a quality neighborhood. Project features are
encouraged, such as yards for private use, common open spaces, and landscaped
areas that enhance a neighborhood and foster a sense of community. Civic and
limited commercial uses may be allowed when they support the purpose of the
designation. The R-14 Zone implements the Residential High Density land use
designation.
SECTION IV. Section 4-2-060 of the Renton Municipal Code is amended as shown in
Exhibit A.
SECTION V. Subsection 4-2-080.A.7 of the Renton Municipal Code is amended as
follows:
7. Accessory dwelling units (ADUs) may be are allowed as an accessory use to a
detached single-family dwelling permitted residential uses or a principal building
actively operated with a non-residential use by a religious institution or social
service organization. ADUs shall be consistent with the architectural character of
the primary residential structure.
Unless owner occupancy is not required as a result of the Conditional Use Permit
process (see RMC 4-9-030H), prior to the issuance of building permits the property
owner shall (a) file an affidavit with the City affirming that the owner will live on
site, occupying the primary dwelling or ADU; and (b) record a notice on the
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-9
property title that the owner will occupy the site, and bearing the notarized
signature of all property owners listed on the property title and which includes at
a minimum: the legal description of the property, a copy of the approved site/floor
plan, and the applicability of the restrictions and limitations regarding ADUs in
RMC Title IV.
When ADUs are proposed as accessory uses to nonresidential uses, the
following shall apply:
a. All proposals shall require a Conditional Use Permit (see RMC 4-9-030J)
prior to building permit issuance.
b. The maximum number of ADUs accessory to an allowed nonresidential
use shall not exceed a maximum of three (3) units. Aggregate ADU size is limited
to three thousand (3,000) square feet and one thousand (1,000) square feet per
unit.
c. Except for when an ADU location is proposed in the rear yard of the
principal building, the setback requirement adopted for single-family residential
development shall apply.
d. If a primary residential structure is present or proposed, ADU
development shall adhere to RMC 4-2-110C.
SECTION VI. Subsection 4-2-080.A.32 of the Renton Municipal Code is amended as
follows:
32. Reserved. Cottage house development shall be subject to the standards of
RMC 4-2-110G, Development Standards for Cottage House Development.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-10
SECTION VII. Subsection 4-2-080.A.50 of the Renton Municipal Code is amended as
follows:
50. Manufactured homes shall be allowed at a maximum of one (1) per lot and
only if in compliance with the Residential Design and Open Space Standards in
RMC 4-2-115, as it exists or may be amended.
SECTION VIII. Section 4-2-100 of the Renton Municipal Code is amended as follows:
4-2-100 ZONING DEVELOPMENT STANDARDS TABLES:
A. STANDARDS ESTABLISHED:
The following tables contain density, dimension standards, and other
limitations standards for the various zones zoning designations. Additional
development requirements found in these tables not related to zoning will also
apply.
B. TABLES:
There are six four (64) separate tables dealing with addressing the following
general land use categories and zones zoning designations:
1. RESIDENTIAL LOW DENSITY AND MEDIUM DENSITY ZONING
DESIGNATIONS (RC, R-1, R-4, R-6, & R-8, R-10, R-14, RMF)
2. RESIDENTIAL HIGH DENSITY ZONING DESIGNATIONS (R-10, R-14, RMF,
& RMF-2)
3. RESIDENTIAL MANUFACTURED HOME PARKS ZONING DESIGNATION
4. COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, CD, CO, COR, UC-1
& UC-2)
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-11
5. COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR)
6. INDUSTRIAL ZONING DESIGNATIONS (IL, IM, & IH)
C. INTERPRETATION OF TABLES:
Development standards are listed under each applicable heading and the
zones are listed at the left of each standard zone. The table cells contain the
minimum and, in some cases, maximum requirements of the zone. The small
numbers (superscript) in a cell indicate additional requirements conditions or
detailed information which is not able to fit in the table format. A blank cell
indicates there are no specific requirements.
SECTION IX. Sections 4-2-110 and 4-2-110A of the Renton Municipal Code are amended
as shown in Exhibit B-1.
SECTION X. Sections 4-2-110B and 4-2-110C of the Renton Municipal Code are repealed
in their entirety and replaced to read as shown in Exhibit B-2.
SECTION XI. Section 4-2-110D of the Renton Municipal Code is amended as shown in
Exhibit B-3.
SECTION XII. Sections 4-2-110E and 4-2-110F of the Renton Municipal Code are repealed
in their entirety and replaced to read as shown in Exhibit B-4.
SECTION XIII. Section 4-2-110G of the Renton Municipal Code is amended as shown in
Exhibit B-5.
SECTION XIV. Chapter 4-2 of the Renton Municipal Code is amended to add new Sections
4-2-110H and 4-2-110I as shown in Exhibit B-6.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-12
SECTION XV. Section 4-2-115 of the Renton Municipal Code is amended as shown in
Exhibit C incorporated herein by reference.
SECTION XVI. Section 4-2-116 of the Renton Municipal Code is amended as shown in
Exhibit D incorporated herein by reference.
SECTION XVII. Subsection 4-3-110.E.5.a.i of the Renton Municipal Code is amended as
follows:
i. The percentage of forest/vegetation coverage may be increased to qualify for
the density bonus allowed in RMC 4-2-110E 4-2-110I.
SECTION XVIII. Subsection 4-4-015.E.5 of the Renton Municipal Code is amended as
follows:
5. No structures other than allowed in RMC 4-2-110B 4-2-110.E, Accessory
Structures Development Standards for Detached Accessory Buildings, are
permitted.
SECTION XIX. Subsection 4-4-070.C.2 of the Renton Municipal Code is amended as
follows:
2. The following uses are exempt from all but the maintenance and street tree
requirements of this Section:
a. Single Family Building Permits: Single family residential building permits,
when not a part of a new subdivision;
ba. Residential Subdivisions: Those yards not abutting a public street, or
private street, or shared driveway are exempt from landscape regulations;
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-13
cb. Vehicle Sales Parking: Non-perimeter portions of vehicle sales display
areas are exempt;
dc. Storage Lots: Non-perimeter portions of storage lots, see RMC 4-4-120;
and
ed. Those alterations or small additions determined by the Community and
Economic Development Administrator not to warrant improvements to the entire
site.
SECTION XX. Subsection 4-4-080.B.3 of the Renton Municipal Code is amended as
follows:
3. Plans Required: Where off-street parking is required, except for single family
dwellings and middle housing, a plan shall be submitted for approval by the
Building Department Development Services Division. The plan must be
accompanied by sufficient proof of ownership that indicates the spaces
contemplated will be permanent.
SECTION XXI. Subsection 4-4-080.E.2.a.i of the Renton Municipal Code is amended as
follows:
a. When Permitted:
i. If sufficient parking is not available on the premises of the use, a private
parking area may be provided off -site, except for single-family and two (2) family
dwellings in the RC, R-1, R-4, R-6, and R-8 zones. Accessory dwelling units (ADUs)
may utilize off-site private parking area if parking cannot be accommodated on
site.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-14
R-6, and R-8 zones. Accessory dwelling units (ADUs) may utilize an off-site
private parking area if parking cannot be accommodated on site.
SECTION XXII. Subsection 4-4-080.F.1 of the Renton Municipal Code is amended as
follows:
1. Maneuvering Space/Use of Public Right-of-Way: Maneuvering space shall be
completely off the right-of-way of any public street except for parking spaces
provided for single family dwellings and duplexes middle housing. Alleys shall not
be used for off-street parking and loading purposes, but may be used for
maneuvering space. Parallel parking stalls shall be designed so that doors of
vehicles do not open onto the public right-of-way.
SECTION XXIII. Subsection 4-4-080.F.7 of the Renton Municipal Code is amended as
follows:
7. Residential Parking Location Requirements:
a. RC, R-1, and R-4 Zones RC, R-1, R-4, R-6, R-8, R-10, and R-14 Zones: For lots
abutting an alley, all parking areas and garages (detached or attached) must occur
at the rear or side of the building, and all vehicular access shall be taken from the
alley; no parking areas, driveways, or garages are permitted in the area between
the front lot line and the front building line.
For apartments, when alley access is not available, parking must be located in the
rear yard, side yard, or underground, unless it is determined through the
modification process for site development plan exempt proposals or the site
development plan review process for non-exempt proposals, that parking may be
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-15
allowed in the front yard or that underbuilding parking (ground level of a
residential structure) should be permitted.
See additional requirements under RMC 4-2-115, Residential Design and Open
Space Standards, and RMC 4-4-085, Parking of Vehicles on Residential Property.
b. R-6 and R-8 Zones: For lots abutting an alley, all parking areas and/or
attached or detached garages shall not occur in front of the building and/or in the
area between the front lot line and the front building line; parking areas and
garages must occur at the rear or side of the building, and vehicular access shall
be taken from the alley. See RMC 4-2-115, Residential Design and Open Space
Standards.
c. R-10 and R-14 Zones: For lots abutting an alley, required parking shall be
provided in the rear yard area for any unit, when alley access is available.
For flats, when alley access is not available, parking should be located in the rear
yard, side yard or underground, unless it is determined through the modification
process for site development plan exempt proposals or the site development plan
review process for non-exempt proposals, that parking may be allowed in the
front yard or that under building parking (ground level of a residential structure)
should be permitted. See RMC 4-2-115, Residential Design and Open Space
Standards.
d. RMF Zones:
i. For Lots Abutting an Alley: All parking shall be provided in the rear yard
area for any unit, and access shall be taken from the alley.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-16
ii. For Lots Not Abutting an Alley: No portion of covered or uncovered
parking shall be located between the primary structure and the front property
line. Parking structures shall be recessed from the front facade of the primary
structure a minimum of two feet (2').
SECTION XXIV. Subsection 4-4-080.F.8.c through d. of the Renton Municipal Code
is amended as follows:
c. Compact Parking Stall Size and Maximum Number of Compact Spaces:
i. Stall Size – Surface/Private Garage/Carport: Each stall shall be eight and
one-half feet in width and sixteen feet in length (8-1/2' x 16').
ii. Stall Size – Structured Parking: A parking stall shall be a minimum of seven
feet, six inches (7'6") in width. A parking stall shall be a minimum of twelve feet
(12') in length, measured along both sides for stalls designed at less than forty five
degrees (45°). A stall shall be a minimum of thirteen feet (13') in length, for stalls
designed at forty five degrees (45°) or greater.
iii. Maximum Number of Compact Spaces Outside of the UC Zones: Compact
parking spaces shall not account for more than:
Designated employee parking – not to exceed forty percent (40%)
Structured parking – not to exceed fifty percent (50%)
All other uses – not to exceed thirty percent (30%)
(a) Designated employee parking – not to exceed forty percent (40%).
(b) Structured parking – not to exceed fifty percent (50%).
(c) All other uses – not to exceed thirty percent (30%).
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-17
iv. Maximum Number of Compact Spaces in the UC Zones: The maximum
number of compact spaces shall not exceed fifty percent (50%).
d. Tandem Parking: Tandem parking is allowed for parking spaces reserved
exclusively for a specific dwelling unit. detached single family residential and
townhouse developments. If tandem parking is provided the following standards
shall apply:
i. Stall length shall conform to the standards of this subsection F8; and
ii. A restrictive covenant or other device acceptable to the City will be required
to assign tandem parking spaces to the exclusive use of specific dwelling units,
unless the parking spaces are used exclusively for a detached, single-family home.
Enforcement of tandem parking spaces shall be provided by the property owner,
property manager, or homeowners’ association as appropriate.
SECTION XXV. Subsection 4-4-080.F.10.e of the Renton Municipal Code is amended as
shown in Exhibit E incorporated herein by reference.
SECTION XXVI. Subsection 4-4-080.G.3 of the Renton Municipal Code is amended
as follows:
3. Marking Requirements: All parking areas other than those for single family
residential and duplex dwellings middle housing shall have stalls marked and
access lanes clearly defined, including directional arrows to guide internal
circulation.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-18
a. All entrances and exits shall be designated as such by markings on the
parking lot pavement in addition to any signs which may be used as entrance and
exit guides.
b. All markings are to be of commercial traffic paint or equal material and are
to be maintained in a legible condition.
c. All accessible (Americans with Disabilities Act, ADA), compact and guest
parking spaces shall be marked.
SECTION XXVII. Subsection 4-4-080.I.2.b of the Renton Municipal Code is amended
as follows:
b. All Other Uses:
i. The location of ingress and egress driveways shall be subject to approval of
the Department under curb cut permit procedures.
ii. Driveway width (aggregate width if more than one driveway exists) shall not
exceed forty percent (40%) of the street frontage.
iii. ii. Driveways shall not be closer than five feet (5') to any property line
(except as allowed under subsection I9 of this Section, Joint Use Driveways).
iv. iii. There shall be a minimum of eighteen feet (18') between driveway curb
returns where there is more than one driveway on property under single
ownership or control and used as one premises.
SECTION XXVIII. Subsection 4-4-080.I.3.b through c of the Renton Municipal Code
is amended as follows:
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-19
b. Single Family and Duplex Middle Housing Uses: Along the street
frontage, The the maximum width of single-loaded garage driveways shall not
exceed nine feet (9'), and the maximum width of double-loaded garage driveways
shall not exceed sixteen feet (16'). Within the property boundary, the driveway
may expand beyond the maximum allowed width, provided that the minimum
driveway angle is met in conformance with subsection I5 of this Section, and the
driveway width does not exceed forty percent (40%) of the street frontage. If a
garage is not present on the subject property the maximum width of a driveway
shall be sixteen feet (16').
c. All Other Uses:
i. Driveway width (aggregate width if more than one driveway exists) shall
not exceed forty percent (40%) of the street frontage.
ii. The width of any driveway shall not exceed thirty feet (30') exclusive of
the radii of the returns or the taper section, the measurement being made parallel
to the centerline of the street roadway.
SECTION XXIX. Subsection 4-4-080.I.6.a of the Renton Municipal Code is amended as
follows:
6. Driveway Grades – Maximum Based Upon Land Use:
a. Single Family and Two (2) Family Middle Housing Uses: Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-20
entering public or private streets, alleys, sidewalks, and/or pedestrian pathways.
To exceed fifteen percent (15%), a variance from the Administrator is required.
SECTION XXX. Subsection 4-4-080.I.8 of the Renton Municipal Code is amended as
follows:
8. Two (2) Track Driveway Design: For single-family and middle housing
lots, driveways may provide a pervious strip in the center in order to reduce the
impervious surface of driveways. A two (2) track driveway does not allow for an
increase in allowed driveway width.
SECTION XXXI. Subsection 4-4-085.D of the Renton Municipal Code is amended as
follows:
D. GENERAL:
1. Obstruction of Right-of-Way: It shall be a violation of this Section for a
vehicle to be parked in such a manner that it intrudes into the public right-of-way.
2. Disabled or Unlicensed Vehicles and Boats: It is unlawful for any person to
keep, store or park, or to permit any other person to keep, store or park, any
disabled vehicle or boat, or unlicensed vehicle or boat, on any residentially zoned
property within the City unless that vehicle or boat is stored and parked outside
public view within a fully enclosed building at all times. Vehicles and boats which
are kept on site and outside of an enclosed building shall be operational and
currently registered.
3. Impermissible Parking Locations: Except for recreational vehicles and
commercial vehicles being used for development activity pursuant to a valid City-
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-21
issued permit, all motor vehicles shall be parked on a lawfully established
driveway or an approved impervious surface. All new driveways shall conform to
the parking location requirements specified in RMC 4-4-080F.7, Residential
Parking Location Requirements. A separate violation of this Section shall be
deemed to have occurred when, after issuance of a citation, twenty four (24) or
more consecutive hours passes and the offending vehicle remains in an
impermissible location, regardless of whether or not the vehicle has been
relocated from the original location. For the purpose of this Section, driveways
consisting of compacted dirt and/or gravel established prior to the effective date
of this Section shall be considered a permissible parking location.
4. Maximum Number of Vehicles per Lot: A maximum of four (4) vehicles, not
including motorcycles or mopeds, may be parked on a lot unless vehicles in excess
of the allowed number are kept within an enclosed building. Additional vehicles
may be allowed if:
a. More than four (4) licensed drivers reside at the same address, an
additional motor vehicle for each licensed driver over four (4) may be parked at
that particular address, provided that each licensed driver and said vehicle are
registered to that same address; or
b. An additional vehicles permit is obtained (see RMC 4-9-105).
c. RMC 4-4-080, Parking, Loading and Driveway Regulations, allows more
off-street parking stalls for the subject property based on the presence of lawfully
established structures and uses.The lot contains more than one (1) legally
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-22
established dwelling unit. In such cases, the maximum number of vehicles allowed
is calculated based on the number and type of dwelling units, as provided in RMC
4-4-080.
SECTION XXXII: Section 4-4-090 of the Renton Municipal Code is amended as follows:
4-4-090 REFUSE AND RECYCLABLES STANDARDS:
A. APPLICABILITY:
All new developments for cottage housing, multi-family residences, commercial,
industrial, and other nonresidential uses shall provide on-site refuse and
recyclables deposit areas and collection points for collection of refuse and
recyclables in compliance with this Section. The provisions of this Section shall
apply to all new and infill residential, commercial, and industrial development, as
well as other nonresidential uses, requiring the establishment of on-site refuse,
and recyclables, and compostables deposit areas, as well as designated collection
points for collection and disposal of refuse, recyclablesing, and compostables.
B. EXEMPTION FOR SINGLE FAMILY AND TWO (2) ATTACHED RESIDENCES
(DUPLEXES):
Single-family and two (2) attached residences (duplexes) shall be exempt from
these requirements for refuse and recyclables deposit areas. Single-family
residences that comprise a cottage house development do not qualify for the
exemption.
C. GENERAL REQUIREMENTS APPLICABLE TO ALL USES: (EXCEPT SINGLE
FAMILY AND TWO (2) ATTACHED DWELLING UNITS):
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-23
1. Dimensions: Dimensions of the refuse, and recyclables, and
compostables deposit areas shall be of sufficient width and depth to enclose
containers for refuse and recyclables, and to allow easy access.
2. Location in Setback or Landscape Areas ProhibitedImpact on
Surrounding Areas: Containers for refuse, recyclables, and compostables 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. Outdoor refuse and recyclables
deposit areas and collection points shall not be located in any required setback or
landscape areas.
3. Special Setbacks from Residential Properties: Outdoor refuseRefuse,
and recyclables, and compostables deposit areas and collection points associated
with non-residential uses shall not be located within fifty feet (50') of a lot zoned
residential, except by approval through the site development plan review process,
or through the modification process if exempt from site development plan review.
4. Obstruction Prohibited: Collection points shall be located in a manner
so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or
project into any public right-of-way.
5. Collocation Encouraged: When possible, the recyclables and
compostables deposit areas and collection points shall be located near garbage
refuse collection deposit areas to encourage their use.
6. Signage Required: Refuse, or recyclables, and compostables deposit
areas shall be identified by signs not exceeding two (2) square feet.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-24
7. Containment in Zone 1 Wellhead Protection Areas: Containment shall
be provided if the site infiltrates to a Zone 1 Wellhead Protection Area.
8. Architectural Design Consistent with Primary Structure: Architectural
design of any structure enclosing an outdoor refuse, or recyclables, or
compostables deposit area or any building primarily used to contain a refuse, or
recyclables, or compostables deposit area shall be consistent with the design of
the primary structure(s) on the site as determined by the Administrator.
9. Screening of Deposit Areas: Garbage dumpsters, refuse compactor
areas, and recycling collection areas must be fenced or screened. A six foot (6')
wall or fence shall enclose any outdoor refuse or recyclables deposit area. In cases
where Zoning Code fencing provisions conflict with the six foot (6') wall or fence
requirement, the Zoning Code provisions shall rule. Refuse and recyclables deposit
areas located in industrial developments that are greater than one hundred feet
(100') from residentially zoned property are exempted from this wall or fence
requirement.
10. Minimum Gate Opening and Minimum Vertical Clearance: Enclosures
for outdoor refuse, or recyclables, or compostables deposit areas/collection
points and separate buildings used primarily to contain a refuse, or recyclables, or
compostables deposit area/collection point shall have gate openings at least
twelve feet (12') wide for haulers. In addition, the gate opening for any separate
building or other roofed structure used primarily as a refuse, or recyclables, or
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-25
compostables deposit area/collection point shall have a vertical clearance of at
least eleven feet (11'), but no more than fourteen feet (14').
1110. Weather Protection: Weather protection of refuse, and recyclables,
and compostables shall be ensured by using weather-proofed containers or by
providing a roof over the storage area.
1211. Approval of Screening Detail Plan Required: A screening detail plan
must be approved by the Development Services Division prior to the issuance of
building or construction permits.
C. SINGLE-FAMILY, MIDDLE HOUSING, AND COTTAGE HOUSE DEVELOPMENT
– ADDITIONAL REQUIREMENTS FOR DEPOSIT AREAS AND COLLECTION
AREASPOINTS:
1. The refuse, and recyclables, and compostables deposit areas and
collection points for single-family dwellings, middle housing, and cottage house
developments shall be apportioned, located, and designed as follows:
a. Storage Sspace: Storage space for refuse, recyclables, and
compostables carts must be provided either within a garage, accessory structure,
or outside.
i. Storage within a garage must be appropriately sized to
accommodate both vehicles and carts for refuse, and recyclables, and
compostablesing carts. Storage space for carts must measure at least two feet by
six feet (2’ x 6’) floor area and sixty inches (60”) high. Indoor storage must be
identified on floor plans.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-26
ii. Storage located outside must measure at least two feet by six
feet (2’ x 6’) in size and be located on the same lot as the dwelling. If the dwelling
is part of a unit lot subdivision, storage may be located elsewhere on the parent
site.
b. Screening: Outdoor storage must be adequately screened from
public view, made of wood, masonry, or ornamental metal.
c. Collection Point: Space for carts to be placed on pick-up day must be
sufficient to accommodate the number of carts expected to be serviced on pick-
up day. There shall be a direct connection constructed of a smooth surface that
allows carts to be smoothly rolled to the street or other specified pick-up
locationcollection point.
d. Parking Space Obstruction Prohibited: Refuse, recyclables, and
compostables and recycle carts may not obstruct a required parking space at any
time.
e. Storage in Required Parking Space Prohibited: Refuse, and
recycleable, and compostables carts may not be stored in the minimum required
parking spaces.
f. Maximum Number of Deposit Areas and Collection AreaPoints: Lots
with multiple dwelling units shall have a maximum of one (1) refuse, recyclables,
and compostables deposit areas per building with no more than two (2) refuse,
and recyclables, and compostables collection points.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-27
D. MULTI-FAMILY DEVELOPMENTS – ADDITIONAL REQUIREMENTS FOR
DEPOSIT AREAS AND COLLECTION AREASPOINTS:
1. The refuse, and recyclables, and compostables deposit areas and
collection points for multi-family residences shall be apportioned, located, and
designed as follows:
a. Minimum Size: A minimum of one and one-half (1-1/2) square feet
per dwelling unit in multi-family residences shall be provided for recyclables
deposit areas, except where the development is participating in a City-sponsored
program in which individual recycling bins carts are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse
deposit areas. A total minimum area of eighty (80) square feet shall be provided
for refuse and recyclables deposit areas.
b. Minimum Number of Deposit Areas: There shall be a minimum of
one (1) refuse, and recyclables, and compostables deposit area/collection point
for each project. There shall be at least one (1) deposit area/collection point for
every thirty (30) dwelling units.
c. Dispersal of Deposit Areas: The required refuse, and recyclables,
and compostables deposit areas shall be dispersed throughout the site when a
residential development comprises more than one (1) building.
d. Location within Structures Possible: Refuse, and recyclables, and
compostables deposit areas and collection points may be located in separate
buildings/structures or outdoors. Refuse, and recyclables, and compostables
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-28
deposit areas may be located within residential buildings, providing that they are
in compliance with the Uniform Fire Code, and that collection points are easily and
safely accessible to hauling trucks. Refuse, recyclables, and compostables deposit
areas and collection points shall not be located in any required setback or
landscape areas.
e. Screening of Deposit Areas: Garbage, refuse compactor areas, and
recyclables collectiondeposit areas must be fenced or screened so that they are
not visible to the general public. A six-foot (6') wall or fence shall enclose any
outdoor deposit area for refuse, or recyclables, or compostables deposit area. In
cases where Zoning Code fencing provisions conflict with the six-foot (6') wall or
fence requirement, the Zoning Code provisions shall rule. Refuse, and recyclables,
and compostables deposit areas located in industrial developments that are
greater than one hundred feet (100') from residentially zoned property are
exempted from this wall or fence requirement.
ef. Maximum Distance from Building Entrance: Refuse, and
recyclables, and compostables deposit areas and collection points shall be located
no more than two hundred feet (200') from a common entrance of a residential
building, allowing for easy access by residents and hauling trucks.
fg. Site Plan Location: If refuse, or recyclables, or compostables
containers are located within a building, then the space which these facilities
utilize as well as parking space for refuse/recyclable/compostable container-
towing vehicles must be clearly shown on plans submitted to the City.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-29
Additionally, an exterior space must be provided to accommodate the container(s)
on refuse, /recyclables, and compostables pick-up days.
gh. Parking Space Obstruction Prohibited: Refuse, and recyclables,
and compostables containers, and associated refuse/recyclables/compostables
container-towing vehicles may not obstruct a required parking space at any time.
hi. Storage in Required Parking Space Prohibited: Refuse, and
recyclables, and compostables containers, and associated
refuse/recyclable/compostables container-towing vehicles may not be stored in
the minimum required parking spaces for a development.
2. Multi-family residences using thirty-five (3532) gallon garbage carts or
smaller, when allowed, must meet all of the following requirements:
a. Storage Space: Storage space for carts must be provided either
within the a garage or outside.
i. Storage within a garage must be appropriately sized to
accommodate both vehicles and refuse, and recyclables, and compostablesing
carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’)
floor area and sixty inches (60”) high. This space must be identified on floor plans.
ii. Storage located outside must measure at least two feet by six feet (2’ x 6’) in
size and be located on the same lot as the dwelling in a side or rear yard.
b. Screening: Outdoor storage must be adequately screened from
public view and, made of wood, masonry, or ornamental metal. A six-foot (6') wall
or fence shall enclose any outdoor refuse, or recyclables, or compostables deposit
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-30
area. In cases where Zoning Code fencing provisions conflict with the six-foot (6')
wall or fence requirement, the Zoning Code provisions shall rule.
c. Pick-Up LocationCollection Point: Space for carts to be placed for
collection on garbage pick-up day must be sufficient to accommodate the number
of carts expected to be serviced on pick-up day. There shall be a direct connection
constructed of a smooth surface that allows carts to be smoothly rolled to the
street or other specified pick-up locationcollection point.
d. Parking Space Obstruction Prohibited: Refuse, and recyclables, and
compostablese carts may not obstruct a required parking space at any time.
e. Storage in Required Parking Space Prohibited: Refuse, and
recyclables, and compostablese carts may not be stored in the minimum required
parking spaces.
E. COMMERCIAL, INDUSTRIAL, AND OTHER NONRESIDENTIAL
DEVELOPMENTS – ADDITIONAL REQUIREMENTS FOR DEPOSIT AREAS AND
COLLECTION AREASPOINTS:
The refuse, and recyclables, and compostables deposit areas and collection points
for commercial, industrial, and other nonresidential developments shall be
apportioned, located, and designed as follows:
1. Location: Refuse, and recyclables, and compostables deposit areas and
collection points may be allocated to a centralized area, or dispersed throughout
the site, in easily accessible areas for both users and hauling trucks. Refuse,
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-31
recyclables, and compostables deposit areas and collection points shall not be
located in any required setback or landscape areas.
2. Screening of Deposit Areas: Garbage, refuse compactor areas, and
recyclables collection areas must be fenced or screened so that they are not visible
to the general public. A six foot (6') wall or fence shall enclose any outdoor deposit
areas for refuse, or recyclables, or compostables deposit area. In cases where
Zoning Code fencing provisions conflict with the six foot (6') wall or fence
requirement, the Zoning Code provisions shall rule. Refuse, and recyclables, and
compostables deposit areas located in industrial developments that are greater
than one hundred feet (100') from residentially zoned property are exempted
from this wall or fence requirement.
23. Accessibility May Be Limited: Access to refuse, and recyclables, and
compostables deposit areas and collection points may be limited, except during
regular business hours and/or specific collection hours.
34. Office, Educational, and Institutional Developments – Minimum
Size: In office, educational, and institutional developments, a minimum of two (2)
square feet per every one thousand (1,000) square feet of building gross floor area
shall be provided for recyclables deposit areas and a minimum of four (4) square
feet per one thousand (1,000) square feet of building gross floor area shall be
provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recyclablesing and refuse deposit areas.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-32
45. Manufacturing and Other Nonresidential Developments – Minimum
Size: In manufacturing and other nonresidential developments, a minimum of
three (3) square feet per every one thousand (1,000) square feet of building gross
floor area shall be provided for recyclables deposit areas and a minimum of six (6)
square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recyclablesing and refuse deposit areas.
56. Retail Developments – Minimum Size: In retail developments, a
minimum of five (5) square feet per every one thousand (1,000) square feet of
building gross floor area shall be provided for recyclables deposit areas and a
minimum of ten (10) square feet per one thousand (1,000) square feet of building
gross floor area shall be provided for refuse deposit areas. A total minimum area
of one hundred (100) square feet shall be provided for recyclablesing and refuse
deposit areas.
F. MODIFICATIONS:
Whenever there are practical difficulties involved in carrying out the provisions of
this Section, modifications may be granted for individual cases in accordance with
the procedures and review criteria in RMC 4-9-250D.
G. APPEALS:
Any decisions made in the administrative process described in this Section may be
appealed to the Community and Economic Development Administrator within
fifteen (15) days and filed, in writing, with the Department of Community and
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-33
Economic Development. The Administrator shall give substantial weight to any
discretionary decision of the City rendered pursuant to this Section.
Section XXXIII: Subsection 4-4-105.D of the Renton Municipal Code is amended as
follows:
D. SOLAR ENERGY SYSTEM, GROUND MOUNTED EQUIPMENT, SMALL-SCALE:
1. Height: No portion of the structure shall exceed the maximum allowed wall-
plate height for detached accessory buildings in the subject zone as established in
RMC 4-2-110BE, Development Standards for Residential Development (Detached
Accessory Buildings).
2. Setbacks: The structure shall be subject to setback requirements for
detached accessory buildings in the subject zone as established in RMC 4-2-110BE,
Development Standards for Residential Development (Detached Accessory
Buildings).
3. Location: The structure shall not be sited closer than six feet (6') from a
residential structure and shall not be located between the primary structure and
a street.
4. Impervious Surface/Building Coverage: Structures with grass or an
alternative pervious surface under the associated panels are excluded from
maximum building coverage or maximum impervious surface area requirements
established in RMC 4-2-110A, Development Standards for Residential Zoning
Designations (Primary Structures)Low Density and Medium Density Zones –
Primary Structures, or RMC 4-2-110B, Development Standards for Residential High
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-34
Density Zones – Primary Structures. If pavement or other impervious surfaces are
utilized around the base of the structure or under the solar panels, the structure
would be not be eligible for the exemption.
SECTION XXXIV. Subsection 4-4-155.B of the Renton Municipal Code is amended as
follows:
B. APPLICABILITY:
The standards of this Section shall apply to all attached dwelling units, excluding
Middle Housing.
SECTION XXXV. Section 4-7-090 of the Renton Municipal Code is amended
according to Exhibit F incorporated herein by reference.
SECTION XXXVI. Section 4-7-140 of the Renton Municipal Code is amended as
follows:
4-7-140 PARKS AND OPEN SPACE:
Approval of all subdivisions located in either single family residential or
multi-family residential zones as defined in the Zoning Code within residential
zoning designations shall be contingent upon the applicant’s dedication of land or
providing fees in lieu of dedication to the City, all as necessary to mitigate the
adverse effects of development upon the existing park and recreation service
levels. The requirements and procedures for this mitigation shall be as set forth in
RMC 4-1-190.
SECTION XXXVII. Subsection 4-7-150.E.5 of the Renton Municipal Code is amended as
follows:
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-35
5. Alley Access: Alley access is the preferred street pattern for all new residential
development except in the Residential Low Density land use designation (RC, R-1,
and R-4 zones) and the R-6 zone. All new residential development in an area that
has existing alley(s) shall utilize alley access. New residential development in areas
without existing alleys shall utilize alley access for interior lots. If the developer or
property owner demonstrates that alley access is not practical, the use of alley(s)
may not be required. The City will consider the following factors in determining
whether the use of alley(s) is not practical:
a. Size: The new development is a short plat.
b. Topography: The topography of the site proposed for development is not
conducive for an alley configuration.
c. Environmental Impacts: The use of alleys would have more of a negative
impact on the environment than a street pattern without alleys.
d. If site characteristics allow for the effective use of alleys.
“Alleys” shall mean singular or plural in this subsection.
SECTION XXXVIII. Subsection 4-9-030.H of the Renton Municipal Code is amended as
follows:
H. Reserved. DECISION CRITERIA – ACCESSORY DWELLING UNIT (ADU) OWNER
OCCUPANCY EXEMPTION:
In addition to the criteria in subsection D of this Section, Decision Criteria, the
following criteria in subsections H1 through H5 of this Section apply to an ADU
application seeking an exemption from owner occupancy requirements:
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-36
1. New Construction: As a condition of approval, both the primary dwelling
and ADU must be new construction. Building permit review for the primary
dwelling and ADU shall be submitted simultaneously.
2. Maintenance Bond: As a condition of approval, the person or persons
holding title to the property shall execute a maintenance bond to ensure the
property owner remains responsible for continued maintenance of dwellings, on-
site landscaping, and other site maintenance as determined by the Administrator.
3. Quantity: There shall be a minimum of two (2) lots each with a primary
structure and an ADU. The two lots shall be abutting unless otherwise approved
as part of a plat application.
4. Affordability: Fifty percent (50%) of the total units shall be designated as
and remain affordable at sixty percent (60%) of the area median income (AMI).
The property owner/applicant shall demonstrate experience and/or ability to
provide affordable housing and identify a third-party entity who will document
compliance with the affordable housing requirements for annual reporting.
Within thirty (30) days after the first anniversary of the issuance the Certificate of
Occupancy and each year thereafter for thirty (30) years, the applicant/owner
shall file an annual report with the Administrator. The report shall contain such
information as the Administrator may deem necessary or useful, and shall at a
minimum include the following information:
a. A certification that the project has been in compliance with the
affordable housing requirements since the City issued the project’s certificate of
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-37
occupancy and that the project continues to be in compliance with the contract
entered into with the City per subsection H5 and with the requirements of this
subsection;
b. The number of dwellings sold during the twelve (12) months ending with
the anniversary date;
c. The total sale amount of each affordable housing unit for households at
or below sixty percent (60%) of the area median income sold during the twelve
(12) months ending with the anniversary date, as applicable;
d. The income of each purchaser (at the time of purchase) of an affordable
housing unit for households at or below sixty (60%) percent of median income
during the twelve (12) months ending with the anniversary date, as applicable;
and
e. Documentation that a third-party entity has monitored the project’s
compliance with the non-owner occupancy exemption, including but not limited
to the affordable housing requirements.
5. Contract: If the conditional use permit is approved, the applicant/owner
shall enter a contract with the City, approved by the Administrator, regarding the
terms and conditions of this project under this subsection H. The contract shall be
executed and recorded against the subject real property at the applicant/owner’s
expense before the issuance of the certificate of occupancy. If the
applicant/owner fails to timely execute and record the contract the CUP shall be
revoked and onsite owner occupancy shall be required.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-38
SECTION XXXIX. Subsection 4-10-020.B of the Renton Municipal Code is amended
as follows:
B. Upon the restoration of a structure, commenced by a complete building permit
application within one year of damage caused by fire, explosion or other
unforeseen circumstances, valued to be greater than fifty percent (50%) of its
assessed or appraised value, the site shall be brought into conformance with
existing development standards; provided, however, that there shall be no limit
on the restoration value of a single-family dwelling, accessory dwelling units,
and/or middle housing dwellings if a complete building permit application is
applied for within one year of damage.
SECTION XL. Subsection 4-10-050.A.2 through 3 of the Renton Municipal Code is
amended as follows:
2. Unsafe Structures Secure Building Condition: The nonconforming
structure is kept in a safe and secure condition.
3. Limits on Alterations: The cost of alterations, remodels, or renovations
of a legal nonconforming structure, except single-family, accessory dwelling units,
and/or middle housing dwellings, shall not exceed an aggregate cost of forty
percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48)
months of the value of the structure, based upon its most recent assessment or
appraisal, unless the changes make the structure more conforming, or are used to
restore to a safe condition any portion of a structure declared unsafe by the
Building Official. Mandatory improvements for fire, life safety or accessibility, as
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-39
well as replacement of mechanical equipment, do not count towards the cited
monetary thresholds. Alterations, remodels, or restoration work shall not result
in or increase any nonconforming condition unless permitted by subsection A4 of
this Section, Limits on Enlargement. Nonconforming single–family, accessory
dwelling units, and/or middle housing dwellings may be replaced, enlarged,
altered, remodeled, or renovated, without limitation of cost, pursuant to current
code requirements (e.g., height limits, lot coverage, density limits, setbacks, etc.),
unless such actions would increase one or more nonconformity.
SECTION XLI. Subsection 4-10-050.A.4.b.iii of the Renton Municipal Code is amended as
follows:
iii. The enlargement is confined to the projected footprint of a single-family,
accessory dwelling unit, and/or middle housing dwelling. If the proposed
enlargement is nonconforming with respect to zoning setbacks, and the
enlargement will comply with this Section and all other development regulations,
the enlargement may be allowed if it is located within the projected footprint of
the building. The projected footprint is determined with the criteria below by
extending a line from and parallel to the furthest encroaching portion(s) of the
building. The enlargement is limited to the height of the qualifying encroachment,
and any other applicable height limitation. For the purpose of determining the
projected footprint, a qualifying encroachment shall:
(a) Represent at least fifty percent (50%) of the building’s facade; and
(b) Be set back at least three feet (3') from any property line; and
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-40
(c) Not include any allowed setback projections, steps and/or decks, and
encroachments permitted by a land use decision.
SECTION XLII. Subsection 4-10-050.A.5.a of the Renton Municipal Code is amended as
follows:
a. Single Family Dwellings: Any legally established single-family, accessory
dwelling unit, and/or middle housing dwelling deemed unsafe by the Building
Official, damaged by fire, explosion or an act of God, may be rebuilt to its same
size, location, and height on the same site, subject to all relevant fire and life safety
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-41
codes without limitation on value. Restoration or reconstruction shall be initiated
by a building permit application within one year of a fire, explosion, or an act of
God. If a building permit application has not been submitted within one year from
the date of the fire or other casualty, the structure shall be deemed abandoned
and not allowed to be restored or reconstructed.
SECTION XLIII. Subsection 4-11-020.HH of the Renton Municipal Code is amended as
follows:
HH. BUILDING HEIGHT: The measurement of building height depends on the
applicable zone, as follows:
1. Within the RC, R-1, R-4, R-6, R-8, R-10, R-14, and RMF Zones: Primary
structures and accessory dwelling units shall be measured by the vertical distance
from grade plane to the highest wall plate combined with the height of any portion
of the structure that extends above the wall plate (e.g., roof, deck, etc.), excluding
chimneys, ventilation stacks, and similar elements as determined by the
Administrator. Detached accessory structures shall be measured by the vertical
distance from grade plane to the average height of the highest roof surface.
2. All Other Zones: The vertical distance from grade plane to the average
height of the highest roof surface.
SECTION XLIV. Subsection 4-11-030.V of the Renton Municipal Code is amended as
follows:
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-42
V. COLLECTION POINT: In multiple family residences, commercial, industrial and
other nonresidential developments, the The exterior location designation for
garbage and recyclables collection by the City’s contractor or other authorized
haulers.
SECTION XLV. Section 4-11-040 of the Renton Municipal Code is amended according to
Exhibit G incorporated herein by reference.
SECTION XLVI. Section 4-11-180 of the Renton Municipal Code is amended according to
Exhibit H incorporated herein by reference.
SECTION XLVII. Section 4-11-200 of the Renton Municipal Code is amended according to
Exhibit I incorporated herein by reference.
SECTION XLVIII. Upon approval of the City Attorney, the City Clerk is authorized to
direct the codifier to make necessary corrections to this ordinance, including the corrections of
scriveners or clerical errors; references to other local, state, or federal laws, codes, rules, or
regulations; or ordinance numbering and section/subsection numbering and references. The City
Clerk is further authorized to direct the codifier to update any chapter, section, or subsection
titles in the Renton Municipal Code affected by this ordinance.
SECTION XLIX. If any section, subsection, sentence, clause, phrase, or word of this
ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction,
such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other
section, subsection, sentence, clause, phrase, or word of this ordinance.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-43
SECTION L. This ordinance shall be in full force and effect five (5) days after publication
of a summary of this ordinance in the City’s official newspaper. The summary shall consist of this
ordinance’s title.
PASSED BY THE CITY COUNCIL the day of , 2025
Jason A. Seth, City Clerk
APPROVED BY THE MAYOR this day of , 2025.
Armondo Pavone, Mayor
Approved as to form:
Shane Moloney, City Attorney
Date of Publication:
CED:25ORD005:05.12.2025
AGENDA ITEM # 8. b)
A
EXHIBIT A
RMC 4-2-060 Zoning Use Table
AGENDA ITEM # 8. b)
4-2-060 Zoning Use Table – Uses Allowed in Zoning Designations ZONING USE TABLE – USES ALLOWED IN ZONING DESIGNATIONS:
USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
A. AGRICULTURE AND NATURAL RESOURCES
Agriculture P35 P35
Home agriculture AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35 AC35
Natural resource
extraction/recovery
H H H H H H H H H H H H H H H H H H H
Research – Scientific (small
scale)
P P P P P P P P P P P P P P P P P P P P P
B. ANIMALS AND RELATED USES
Beekeeping AC AC AC AC AC AC AC AC AC AC
Kennels AD P37 P37 P37 AD AD AD AD AD
Stables, commercial AD AD
Pet day care P37 P37 P37 AD AD AD AD AD AD AD82 AD82
Veterinary offices/clinics P AD42 P P P P112 P P P29 P P82 P82
AG
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USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
C. RESIDENTIAL
Detached dwellingSingle-
family
P P P P P P P
Cottage P32 P32 P32 P32 P32 P32 P32
Attached dwellings –
FlatsApartments
P P P P P6 P6 P6 P6 P16 P6 P6 P6
Middle housing P P P P P
Attached dwellings – Garden
style apartments
P P P6
Attached dwellings –
Townhouses
P P P13 P13 P6 P6 P6
Attached dwellings –
Carriage houses
P P P13 P6 P6
Accessory dwelling unit AC7 AC7 AC7 AC7 AC7
AC7 AC7
Manufactured homes P50 P50 P50 P50 P50 P P50 P50
D. OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS
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USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Accessory dwelling unit AC7 AC7 AC7 AC7 AC7 AC7 AC7
Adult family home P P P P P P P P P P P P3
Assisted living AD AD P P P P P3 P40 P P96 P96
Caretaker’s residence AC AC AC AC AC AC AC AC
Congregate residence AD P P3
Group homes I AD H3
Group homes II for 6 or less AD P P P P P P P P P P P3 P
Group homes II for 7 or more H H H H H H H H H P H H3 AD
Home occupations (RMC 4-9-
090)
AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC
Live-work unit AD AD AD
Permanent supportive
housing88
H H H H H H H H H H H H H H6 H6 H6 H6 H16 H6 H6 H6
Transitional housing88 H H H H H H H H H H H H H H6 H6 H6 H6 H16 H6 H6 H6
AG
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USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
E. SCHOOLS
K-12 educational institution
(public or private)
H9 H9 H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 H9 H9 H9 H9 H87 H87
Other higher education
institution
P29 P29 P29 P P P P21 AD87 AD87
Schools/studios, arts and
crafts
P P29 P29 P P P P
Trade or vocational school P P H H H77 H77
F. PARKS
Parks, neighborhood P P P P P P P P P P P P P P P P P P P P P
Parks, regional/community,
existing
P P P P P P P P P P P P P P P P P P P P P
Parks, regional/community,
new
AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P P
G. OTHER COMMUNITY AND PUBLIC FACILITIES
Cemetery H H H H H H H H H H H H H H H H H
Religious institutions H H H H H H H H H H H H H H H H H H H H H
AG
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USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Social service organizations H H H H H H H H H H H12 H21 H82 H82
Private club, fraternal
organizations
H H H H H H H H H H H H H H H H H12 H21 H82 H82
City government offices AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD AD AD
City government facilities H H H H H H H H H H H H H H H H H H H H H
Community health
engagement location (CHEL)
Jails, existing municipal P
Diversion facility H71 H71
Secure community transition
facilities
H71 H71
Other government facilities H H H H H H H H H H H H H H H
Other government
maintenance facilities
H H
Other government offices AD42 P P P AD P112 P P P P P92 P92
AG
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USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Homeless services use H H H H H H H H H H H
COVID-19 deintensification
shelter
P101 P101 P101 P101 P101 P101
H. OFFICE AND CONFERENCE
Conference centers P P P H P P P P21 P18 P18
Medical and dental offices AD42 P P P AD P112 P P P P P92 P92
Offices, general AD42 P P P AD P112 P P P P P92 P92
I. RETAIL
Adult retail use (RMC 4-3-
010)
P P P P P P P12
Coffee stand80, 81 AD AD AD AD AD AD AD82 AD82
Commissary kitchen31 P P P AC AC P26 AC P27 AC AC AC
Drive-in/drive-through,
retail19, 80
AC AC AC AC AC61 AC AC61 AC82 AC82
Eating and drinking
establishments80, 81
P1 P1 P1 P1 P1 P1 P1 AD33 AD34 AD34 P29 P P P22 P61 P P61 P12 P82 P82 P82
AG
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USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Horticultural nurseries,
existing
AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Horticultural nurseries, new AD AD29
Marijuana retail (RMC 4-1-
250)
AD P AD P21 P82 P82
Mobile food vending P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P23 P23 P23 P10 P23 P23 P23 P23 P10 P10 P10
Retail sales AD33 AD AD AC AC AC P22 P P P P54 P21 P82 P82
Retail sales, outdoor P15 P15 P30 P30 P30 P15 P15 P15 P15 P15
Taverns AD P20 AD P21 P82 P82
Vehicle sales, large P29 P29 P29 P29
Vehicle sales, small P P P P68
Walk-up window81 AD1 AD1 AD1 AD1 AD1 AD1 AD1 AD33 AD33 AD33 AD AD AD AD AD AD AD AD AD AD AD
Wholesale retail P P P P29 P79 P79
J. ENTERTAINMENT AND RECREATION
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RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Adult entertainment
business (RMC 4-3-010)
P P P P P P12
Card room P52 P52 P52 P52
Cultural facilities H H H H H H H H H H AD AD AD AD AD AD AD AD AD AD AD
Dance clubs P29 P29 P29 AD P20 AD P29 AD
Dance halls P29 P29 P29 AD P20 AD P29 AD
Gaming/gambling facilities,
not-for-profit
H29 H29 H29 H20 H29
Movie theaters P29 P29 P29 AD P20 P P12 P82 P82
Smoking lounge
Sports arenas, auditoriums,
exhibition halls, indoor
AD29 AD29 AD29 P20 P AD29 H18 H18
Sports arenas, auditoriums,
exhibition halls, outdoor
AD29 AD29 AD29 AD20 AD29 H18 H18
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USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Golf courses (existing) P P P P P P P
Golf courses, new H P H H H H H
Marinas P P21 H H
Recreational facilities,
indoor, existing
H P33 P29 P29 P29 P P P P54 P21 P82 P82
Recreational facilities,
indoor, new
H P29 P4 P P P91 P12 P21 P82 P82
Recreational facilities,
outdoor
P29 P29 P29 H20 H29 H83 H83
K. SERVICES
Bed and breakfast house,
accessory
AD AD AD AD AD AD AD AD AD P
Bed and breakfast house,
professional
AD AD AD5 AD5 AD P
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RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Hotel P29 P29 P29 P P20 P P P P18 P18
Hotel, extended stay P29 P29 P29 P29 P
Motel P29 P29 P29 P P20
Off-site services P29 P29 P29 P29
On-site services AD33 P29 P29 P29 P22 P P P P54 P21 P82 P82
Drive-in/drive-through
service
AC61 AC61 AC61 AC80 AC61 AC80 AC61 AC61 AC61 AC82 AC82
Vehicle rental, small P P P P20
Vehicle and equipment
rental, large
P29 P29 P29
Adult day care I AC AC AC AC AC AC AC AC AC AC P P P P P P P P P P100 P100
Adult day care II H H H H H H H H P P P P P P P P12 P21 P100 P100
Day care centers H25 H25 H25 H25 H25 H25 H25 H25 P P P P P P P P P21 P100 P100
AG
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USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Family day care AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3 AC AC AC AC
Convalescent centers H H H H H P AD P3 P40 AD AD96 AD96
Medical institutions H H H H H H H H H H29 H29 H H H H P H H H
L. VEHICLE RELATED ACTIVITIES
Car washes P P P AD2 P2
Fuel dealers H59 P
Industrial engine or
transmission rebuild
P28 P28 P28
Parking garage, structured,
commercial or public
P P P P P20 P3 P P P92 P92
Parking, surface, commercial
or public, existing
P29 P29 P29 P20 P3 AD
Parking, surface, commercial
or public, new
P29 P29 P29 P20 AD
Park and ride, dedicated P107 P107 P107 P107 P107 P107 P107 P107 P107
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RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Park and ride, shared-use P P P P P P P P P P P P107 P109 P107 P P107 P107
Railroad yards P
Taxi stand P AD AD
Tow truck operation/auto
impoundment yard
P36 H59 P AD36
Transit centers H29 H29 H29 P H20 P H29 P P
Truck terminals P
Vehicle fueling stations P P P P P P29
Vehicle fueling stations,
existing legal
P P P AD P P P29
Vehicle rental, small P P P P20
Vehicle and equipment
rental, large
P29 P29 P29
Vehicle service and repair,
large
AD2 P P
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RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Vehicle service and repair,
small
P2 P2 P2 AD2 AD2 AD2
Wrecking yard, auto H59 H
Airplane manufacturing H59 P78 P78
Airplane manufacturing,
accessory functions
AC P78 P78
Airplane sales and repair P
Airport, municipal P
Airport-related or aviation-
related uses
AC
Helipads P111 H29 H29 H29 H H H78 H78
Helipads, commercial H H78 H78
M. STORAGE
Bulk storage P29 P29 P29
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RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Hazardous material storage,
on site or off site, including
treatment
H24 H24 H24
Fulfillment center AD11 AD11
Outdoor storage, existing P29 P29 P29 P64
Outdoor storage, new P29 P29 P29 P64
Self-service storage AD29 P59 P H17
Vehicle storage AD29 AD29 AD29
Warehousing AD11 AD11 AD11
Warehousing and
distribution
AD11 AD11
N. INDUSTRIAL
Assembly and/or packaging
operations
P P P P86 P86
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RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Commercial laundries,
existing
P29 P29 P29 P4
Commercial laundries, new P29 P29 P29
Construction/contractor’s
office
P P P
Craft distilleries with tasting
rooms, small wineries, and
micro-breweries
P P P P P P P P
Industrial, heavy P14
Laboratories: light
manufacturing
P29 P29 P29 AD P20 P3 AD54 P86 P86
Laboratories: research,
development and testing
P28 P P H P20 AD3 AD H P86 P86
Manufacturing and
fabrication, heavy
H59 P67
Manufacturing and
fabrication, medium
P67 P67
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USES:
RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Manufacturing and
fabrication, light
P P P AD29 P P
Recycling collection and
processing center
P28 P28 P28 P29
Recycling collection station P P P P P P P P P
Sewage disposal and
treatment plants
H59 H
Waste recycling and transfer
facilities
H59 P
O. UTILITIES
Battery energy storage
system facility
Communication broadcast
and relay towers
H H H H H H H H H H H29 H29 H29 H H H H H H
Electrical power generation
and cogeneration
H H H66 H66 H66 H66 H66 H66 H66 H66 H66
Utilities, small P5 P5 P5 P5 P5 P5 P5 P5 P5 P5 P P P P P P P P P P P
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RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Utilities, medium AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD5 AD AD AD AD AD AD AD AD AD AD AD
Utilities, large H5 H5 H5 H5 H5 H5 H5 H5 H5 H5 H H H H H H H H H H H
Solar energy system, ground-
mounted, small-scale
AC AC AC AC AC AC AC AC AC AC
P. WIRELESS COMMUNICATION FACILITIES
Amateur radio antenna AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8 AD8
Camouflaged WCF AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Concealed WCF AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Major alterations to existing
WCF structures
AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Minor alterations to existing
WCF structures
P P P P P P P P P P P P P P P P P P P P P
Monopole I support
structures
H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47
Monopole II support
structures
H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47 H47
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RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
RC R-1 R-4 R-6 R-8 RMH R-10 R-14 RMF RMF-2 IL IM IH CN CV CA CD CO COR UC-1 UC-2
Small cells complying with a
preferred concealment
technique
P P P P P P P P P P P P P P P P P P P P P
Small cells submitting a
concealment element plan
AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Stealth tower AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Q. GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-
050 and as defined in
chapter 4-11 RMC, where
not otherwise listed in Use
Table
AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC
Blank=Not Allowed P#=Permitted AC=Accessory Use
P=Permitted Use provided condition can be met #=Condition(s)
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EXHIBIT B-1
RMC 4-2-110 and RMC 4-2-110A
AGENDA ITEM # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
ORDINANCE NO. ________
B-2
EXHIBIT B-2
RMC 4-2-110B and RMC 4-2-110C
AGENDA ITEM # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
ORDINANCE NO. ________
B-3
EXHIBIT B-3
RMC 4-2-110D
AGENDA ITEM # 8. b)
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
Minimum “Lot” Size
for lots created after
July 11, 1993
3,000 sq. ft. 3,000 sq. ft. 3,000 sq. ft.
Minimum “Lot”
Width for lots
created after July
11, 1993
40 ft. for interior lots.
50 ft. for corner lots.
NA NA
Minimum “Lot”
Depth for lots
created after July
11, 1993
75 ft. NA NA
General Design Each lot shall be laid out
so as to optimize view,
It shall be illegal to allow or
permit any mobile home to
NA
AGENDA ITEM # 8. b)
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
property “line” a
sufficient distance to
provide a minimum of
24 ft. of backout room
either on-site or
counting the
accessway.
Minimum Rear Yard
NA 5 ft. 5 ft. provided, that
garages and carports
shall be set back from
the property line a
sufficient distance to
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 # 8. b)
Minimum distance between
mobile homes: 15 ft.
Minimum distance between
canopy and mobile home on
an abutting lot: 5 ft.
Setbacks from all other “lot
lines”: 0 ft. (see RMC 4-2-
110FH)
Minimum distance
between structure and
mobile home on an
abutting lot: 5 ft.
Setbacks from all other
“lot lines”: 0 ft.
Setbacks for Other
Uses
To be determined
through the land use
review process.
NA NA
Clear Vision Area
In no case shall a
structure over 42 in. in
height intrude into the
20 ft. clear vision area
defined in RMC 4-11-
030.
In no case shall a structure
over 42 in. in height intrude
into the 20 ft. clear vision
area defined in RMC 4-11-
030.
In no case shall a
structure over 42 in. in
height intrude into the
20 ft. clear vision area
defined in RMC 4-11-
030.
PRIVATE STREET IMPROVEMENTS
On-Site Private
Streets, Curbs and
Sidewalks
Asphaltic or concrete
streets and concrete
curbings shall be
provided to each lot. The
minimum width of
streets shall be 30 ft.
Concrete sidewalks of at
least 5 ft. in width shall
be placed along at least
1 side of each street or
located in the back or
side of each lot so that
there is sidewalk access
to all lots. Sidewalks
shall be made of
permeable material to
the extent required by
the Surface Water
Design Manual.
NA NA
Illumination: A street
lighting plan shall be
approved if it provides
sufficient illumination
NA NA
AGENDA ITEM # 8. b)
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 # 8. b)
Attached and detached
garages and carports shall be
set back from the property
“line” a sufficient distance to
provide a minimum of 24 ft.
of backout room either on-
site or counting the
accessway.
automobile parking
spaces.
Attached and detached
garages and carports
shall be set back from
the property “line” a
sufficient distance to
provide a minimum of
24 ft. of backout room
either on-site or
counting the
accessway.
PATIO OR DECK
General
NA A concrete patio or deck of
not less than 125 sq. ft. with
a minimum width of 8 ft.
shall be provided for each
mobile home park lot
created after the effective
date of this Section (9-19-
1983). These structures will
be counted toward the
maximum lot coverage.
A concrete patio or
deck of not less than
125 sq. ft. with a
minimum width of 8 ft.
shall be provided for
each mobile home park
lot created after the
effective date of this
Section (9-19-1983).
These structures will be
counted toward the
maximum lot coverage.
SIGNS
General See RMC 4-4-100. NA NA
EXCEPTIONS
Pre-Existing “Lots”
NA Nothing herein shall be
determined to prohibit the
construction of single family
dwelling or manufactured
home and its accessory
building on a previously
approved manufactured
home “lot” provided that all
setback, lot coverage, height
limits, infrastructure, and
parking requirements for
this zone can be satisfied
and provisions of RMC 4-3-
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
“lot” provided that all
setback, lot coverage,
height limits,
infrastructure, and
AGENDA ITEM # 8. b)
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 # 8. b)
ORDINANCE NO. ________
B-4
EXHIBIT B-4
RMC 4-2-110E and RMC 4-2-110F
AGENDA ITEM # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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
provide “urban governmental services” as defined in RCW 36.70A.030.
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: When determining a lot’s development potential for middle housing,
additional factors for consideration include:
AGENDA ITEM # 8. b)
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 # 8. b)
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, the most recent affordability rates on file with the City Clerk’s Office
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
recent affordability rates on file with the City Clerk’s office shall be verified at the time of purchase.
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 # 8. b)
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 Distance20 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 # 8. b)
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 # 8. b)
ORDINANCE NO. ________
B-5
EXHIBIT B-5
RMC 4-2-110G
AGENDA ITEM # 8. b)
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 # 8. b)
common open space,
critical areas, or a
community building.
AGENDA ITEM # 8. b)
ORDINANCE NO. ________
B-6
EXHIBIT B-6
RMC 4-2-110H and RMC 4-2-110I
AGENDA ITEM # 8. b)
4-2-110H ILLUSTRATIONS
AGENDA ITEM # 8. b)
AGENDA ITEM # 8. b)
AGENDA ITEM # 8. b)
AGENDA ITEM # 8. b)
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 # 8. b)
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 # 8. b)
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
no less than twenty feet (20') provided the applicant can demonstrate to the Administrator’s satisfaction
that the setback reduction is necessary to preserve and maintain a landmark tree within a tree
protection tract, as each term is defined in RMC 4-11-200, Definitions T. An arborist report, pursuant to
RMC 4-8-120D1, shall be prepared and provided to the City for review and concurrence, demonstrating
that the setback reduction and project proposal serve to preserve the critical root zone of the tree
within a tree protection tract.
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 # 8. b)
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 applicable zone’s minimum setback.
12. Roofs of Modulated Facades: Wall plates of a modulated portion of a building may exceed the
maximum wall plate height if the roof surface does not exceed the ridgeline of the primary roof surface.
Such facade modulations shall be no wider than ten feet (10') or twenty five percent (25%) of the
building elevation, whichever is greater.
13. If the lot abuts a single-family residential zone (RC through R-14) a fifteen-foot (15') setback shall
be required along the abutting side(s) of the property.
14. For plats that create lots of a size large enough to allow future division under current lot size
minimums and allow the potential to exceed current density maximums, covenants shall be filed as part
of the final plat requiring that future division of those lots in question must be consistent with the
maximum density requirements as measured within the plat as a whole as of the time of future division,
as well as the general lot size and dimension minimums then in effect.
15. Accessory dwelling units (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 # 8. b)
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,
and size. However, any modifications made after June 30, 2025, that increase the structure’s
nonconformance will not qualify for these exemptions.
26. ADUs constructed using the city’s PRADU Program base plans shall be exempt from the maximum
building area limitation, provided the structure’s building area is in conformance with that shown on the
approved base plan.
27. Reserved.
AGENDA ITEM # 8. b)
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
percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that the
reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-11-200,
required for retention within dedicated tract(s), pursuant to RMC 4-4-130H1a, Minimum Tree Retention
Requirements.
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 # 8. b)
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 city’s PRADU Program base plans shall be exempt from the maximum
building height limitation, provided the structure’s height is in conformance with that shown in the
approved base plan.
AGENDA ITEM # 8. b)
C
EXHIBIT C
RMC 4-2-115
AGENDA ITEM # 8. b)
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. Garages, while a necessity to today’s lifestyles, should not
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 # 8. b)
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 # 8. b)
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 building’s architectural character.
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 # 8. b)
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 # 8. b)
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
width no less than ten feet (10’); or
AGENDA ITEM # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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
of a site’s open spaces are averaged, the applicable dimension
requirement is met.
5
.
A pedestrian entry easement can be counted as open space if it has a
minimum width of twenty feet (20') and within that twenty feet (20') a
minimum five feet (5') of sidewalk is provided.
6
.
Pea-patches shall be at least one thousand (1,000) square feet in size
with individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area
with space for compost bins. Water shall be provided to the pea-patch.
Fencing that meets the standards for front yard fencing shall surround
the pea-patch with a one foot (1') landscape area on the outside of the
fence. This 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 # 8. b)
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 # 8. b)
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 # 8. b)
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
applicable) are allowed; provided, that when all of a site’s open spaces are
averaged, the applicable dimension requirement is met.
5. A pedestrian entry easement can be counted as open space if it has a
minimum width of twenty feet (20') and within that twenty feet (20') a
minimum five feet (5') of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
one foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
AGENDA ITEM # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows
and details all doors;
2. At least one of the following architectural details shall be provided on
each home: shutters, knee braces, flower boxes, or columns;
3. Where siding is used, metal corner clips or corner boards shall be used
and shall be at minimum two and one-half inches (2 1/2") in width and
painted. If shutters are used, they shall be proportioned to the window
size to simulate the ability to cover them;
4. If columns are used, they shall be round, fluted, or strongly related to
the home’s architectural style. Six inches by six inches (6" x 6") posts
may be allowed if chamfered and/or banded. Exposed four inches by
four inches (4" x 4") and six inches by six inches (6" x 6") posts are
prohibited; and
5. If one siding material is used on any side of the cottage that is at least
two (2) stories, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of
diversity of housing stock in the cottage community.
Guidelines: A diversity of materials and color shall be used throughout the community. A
variety of materials that are appropriate to the architectural character of the neighborhood
shall be used. A diverse palette of colors shall be used to reduce monotony of 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 # 8. b)
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
typical of the home’s architecture.
MECHANICAL EQUIPMENT:
AGENDA ITEM # 8. b)
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 # 8. b)
D
EXHIBIT D
RMC 4-2-116
AGENDA ITEM # 8. b)
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
take advantage of the City’s existing infrastructure while addressing the need for increased housing
choices that reflect changing lifestyles and environmental concerns.
The purpose of this Section is to encourage development that enhances quality of life by encouraging
new residential development to produce neighborhoods of well-designed homes and promote and
facilitate ADU construction in new and existing developed areas, while preserving neighborhood
character and ensuring minimal disruption to surrounding property owners.
This Section lists elements that are required to be included in all ADU development in the zones stated
in subsection B of this Section. Each element includes both standards and guidelines. Standards are
provided for predictability. These standards specify a prescriptive manner in which the requirement can
be met. Guidelines for each element are 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 # 8. b)
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 # 8. b)
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 # 8. b)
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
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.
AGENDA ITEM # 8. b)
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 # 8. b)
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 # 8. b)
E
EXHIBIT E
RMC 4-4-080.F.10.e
AGENDA ITEM # 8. b)
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 # 8. b)
In addition, if the primary structure on a site where an
accessory dwelling unit (ADU) is proposed does not
meet the City’s minimum parking standards, 1.0
additional off-street parking space is required to obtain
approval.
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 # 8. b)
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 # 8. b)
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:
• A minimum 5-foot perimeter landscaping area is
provided;
• They are not displayed in required landscape areas;
and
• Adequate fire access is provided per Fire Department
approval.
Vehicle service and repair
(large and small vehicles):
A minimum and maximum of 2.5 per 1,000 square feet of
net floor area.
Offices, medical and dental: A minimum and maximum of 5.0 per 1,000 square feet of
net floor area.
Offices, general: A minimum of 2.0 per 1,000 square feet of net floor area
and a maximum of 4.5 parking spaces per 1,000 square
feet of net floor area.
Eating and drinking
establishments and taverns:
A minimum and maximum of 10 per 1,000 square feet of
dining area.
Eating and drinking
establishment combination sit-
down/drive-through
restaurant:
A minimum and maximum of 1.0 per 75 square feet of
dining area.
AGENDA ITEM # 8. b)
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 # 8. b)
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,
see “outdoor and indoor sports arenas, auditoriums,
stadiums, movie theaters, and entertainment clubs.”
Medical institutions: A minimum and maximum of 1.0 for every 3 beds, plus
1.0 per staff doctor, plus 1.0 for every 3 employees.
Cultural facilities: A minimum and maximum of 40 per 1,000 square feet.
Public post office: A minimum and maximum of 3.0 for every 1,000 square
feet.
AGENDA ITEM # 8. b)
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 # 8. b)
F
EXHIBIT F
RMC 4-7-090
AGENDA ITEM # 8. b)
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 # 8. b)
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 # 8. b)
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 # 8. b)
it is a single lot without any unit lots or tracts within). For example, building coverage of the parent site
shall include all qualifying structures within the development, including those located or proposed to be
located upon individual unit lots. Portions of the parent site not subdivided for individual unit lots shall
be platted as a tract and owned in common by the owners of the individual unit lots, or by a
homeowners’ association comprised of the owners of the individual unit lots.
4. Density: The density of the parent site shall not exceed the maximum net density of the zone, 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.
6. Homeowners’ Association and Covenants:
a. Covenants and Homeowners’ Association: Prior to the recording of the plat, the applicant shall
provide final covenants, declarations and restrictions in a form satisfactory to the City Attorney,
and shall record the document with the King County Recorder.
b. Maintenance of Common Facilities: All common open space and facilities, private utility
infrastructure, exterior building facades and roofs, and other physical improvements to the land, as
determined by the Administrator, shall be maintained in perpetuity by the homeowners’
association, unless otherwise agreed to by the City. The covenants, declarations and restrictions
shall provide authority for the City, after providing reasonable written notice to the homeowners’
association and opportunity to perform required maintenance, to recover any costs incurred by the
City to maintain private infrastructure or common areas due to a failure of the homeowners’
association to adequately maintain privately owned improvements. In order to ensure that the City
can recover its costs for performing required maintenance, the City may file a lien against the
property or accept other appropriate security approved by the City.
7. Timing: Site development and building construction may commence upon approval of a site plan and
issuance of a building permit(s) for such construction and prior to final subdivision approval and
recording if all applicable permits and approvals have been obtained by the applicant. However, no
dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision
approval and recording.
8. Recorded Plat: Notes shall be placed on the plat recorded with the King County Recorder to
acknowledge the following:
AGENDA ITEM # 8. b)
a. The title of the plat shall include the phrase “Unit Lot Subdivision”;
b. Subsequent platting actions, additions or modifications to the structure(s) may not create or
increase any nonconformity of the parent site as a whole; and
c. The individual unit lots are not separate building sites and additional development of the
individual unit lots may be limited as a result of the application of development standards to the
parent site.
AGENDA ITEM # 8. b)
G
EXHIBIT G
RMC 4-11-040
AGENDA ITEM # 8. b)
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: As defined by the “Uniform Code for the Abatement of Dangerous
Buildings.”
D. DATA CENTER: A facility used primarily for off-site storage of computer systems and associated
components including applications and secure data. Some data centers may include maintenance areas
and a small office. Data centers may be occupied by single or multiple tenants, but typically have a small
number of employees and visitors. See RMC 4-11-230, WAREHOUSING.
E. DAY CARE CENTER: A day care operation licensed by the State of Washington (WAC 388-73-014), for
thirteen (13) or more children in any twenty four (24) hour period, or any number of children in a
nonresidential structure. This definition does not include adult day care/health.
F. DAY CARE, FAMILY, HOME: A day care operation licensed by the State of Washington (WAC 388-73-
014), caring for twelve (12) or fewer children in any twenty four (24) hour period within the caregiver’s
place of residence.
G. DAYLIGHTING: Restoration of a culverted or buried watercourse to a surface watercourse.
H. DEDICATION: A deliberate appropriation of land by its owner for any general and public uses,
reserving to himself/herself no other rights than such as are compatible with the full exercises and
enjoyment of the public uses to which the property has been devoted.
I. DEED OF DEDICATION: A formal dedication of right-of-way or easement to the City, to be approved by
City Council, the Hearing Examiner, the Public Works Administrator or designee, or the Community and
Economic Development Administrator or designee.
AGENDA ITEM # 8. b)
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.
AGENDA ITEM # 8. b)
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
“preempted facility” as defined in RCW 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.
AGENDA ITEM # 8. b)
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.
AGENDA ITEM # 8. b)
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: A tree’s drip line shall be described by a line projected to the ground from the outer
edge of the tree canopy delineating the outermost extent of foliage in all directions.
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 # 8. b)
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),
wall(s), or floor(s) within a building. Typically, the unit’s habitable area is provided on a single level. Unit
entrances are provided from a common internal corridor.
2. Townhouse: A dwelling unit attached to one or more such units by one or more common vertical
walls in which each unit occupies the building from the bottom of the foundation to the roof, has at
least two (2) exterior faces, front and rear ground-level access to the outside, and no unit is located over
another unit. Townhouse units may be multistory.
3. Carriage House: One or more dwelling units built above one or more private garage(s). The attached
garage(s) typically contains vehicles and/or storage for people living in another building as well as
occupants of the carriage house. This definition does not include accessory dwelling units.
4. Garden Style Apartment(s): A dwelling unit that is one of several stacked vertically, with exterior
stairways and/or exterior corridors and surface parking. Parking is not structured and may include
detached carports or garages. Buildings and building entries are oriented toward internal drive aisles
and/or parking lots and not street frontage. There is typically no formal building entry area connected to
a public sidewalk and a public street. Site planning may incorporate structures developed at low
landscaped setbacks.
AGENDA ITEM # 8. b)
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
household. For the purposes of this definition, “sanitary facilities” shall include a sink, a toilet, and a
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
individual units’ habitable area is provided on a single level.
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 # 8. b)
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.
AGENDA ITEM # 8. b)
H
EXHIBIT H
RMC 4-11-180
AGENDA ITEM # 8. b)
4-11-180 DEFINITIONS R:
A. RAILROAD YARDS: An area for the switching, storing, assembling, distributing, consolidating, moving,
repairing, weighing or transferring of cars, trains, engines, locomotives, and rolling stock.
B. REAR YARD: See YARD REQUIREMENT.
C. REASONABLE USE: A legal concept that has been articulated by Federal and State courts in regulatory
takings issues.
D. RECEIVING BODIES OF WATER: Creeks, streams, rivers, lakes, storm sewers, wetlands and other
bodies of water into which surface waters are directed, either naturally or in manmade ditches or open
and closed systems.
E. RECOGNIZED HIGHER RISK: The handling, processing or storage of flammable, explosive, blasting or
toxic agents and their related processes and/or activities which are generally considered as high hazard
occupancy by agencies and/or publications, which include but are not limited to the Washington
Surveying and Rating Bureau, the American Insurance Association as per its Fire Prevention Code and
National Building Code, as the same may be amended from time to time as posing a higher risk on its
neighbors and/or adjacent or nearby properties natural or manmade waterways, or which may tend to
endanger environmental qualities before special actions are taken to mitigate adverse characteristics.
F. RECREATION: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) The
refreshment of body and mind through forms of play, amusement or relaxation. The recreational
experience may be active, such as boating, fishing, and swimming, or may be passive such as enjoying
the natural beauty of the shoreline or its wildlife. This definition includes both public and private
facilities.
G. RECREATION, ACTIVE: Leisure-time activities sometimes requiring equipment and taking place at
prescribed places, sites, or fields. Active recreation includes such activities as swimming, boating, tennis,
fishing, soccer, etc.
H. RECREATION, PASSIVE: Activities that involve relatively inactive or less energetic activities, such as
walking, sitting, reading, picnicking, and card, board, or table games.
I. RECREATIONAL FACILITIES, INDOOR: A place designed and equipped for the conduct of sports and
leisure-time activities within an enclosed space. Examples include gymnasiums, amusement arcades,
health and fitness clubs, indoor tennis and racquetball courts, bowling alleys, and indoor swimming
pools. This definition excludes indoor sports arenas, auditoriums, and exhibition halls.
J. RECREATIONAL FACILITIES, OUTDOOR: A place designed and equipped for the conduct of sports and
leisure-time activities with little or no enclosed space. Examples include: private (commercial or private
club) outdoor tennis courts, private outdoor swimming pools, batting cages, amusement parks,
miniature golf courses, golf driving ranges, and playgrounds. This definition excludes marinas, parks, golf
courses and outdoor sports arenas.
K. RECREATIONAL VEHICLE: A vehicle that is:
1. Built on a single chassis; and
2. Four hundred (400) square feet or less when measured at the largest horizontal projection; and
AGENDA ITEM # 8. b)
3. Designed to be self-propelled or permanently towable by a light duty truck; and
4. Designed primarily not for use as a permanent dwelling but as temporary quarters for recreational,
camping, travel, or seasonal use.
This definition includes, but is not limited to, motor homes and travel trailers.
L. RECREATIONAL VEHICLE: (This definition is for flood hazard regulations in RMC 4-3-050 use only.) A
vehicle that is:
1. Built on a single chassis;
2. Four hundred (400) square feet or less when measured at the largest horizontal projection;
3. Designed to be self-propelled or permanently towable by a light duty truck; and
4. Designed primarily not for use as a permanent dwelling but as temporary living quarters for
recreational, camping, travel, or seasonal use.
M. RECYCLABLES: Newspaper, uncoated mixed paper, aluminum, glass and metal food and beverage
containers, polyethylene terepthalate (PET #1) plastic bottles, high density polyethylene (HDPE #2)
plastic bottles, and such other materials that the City and contractor determine to be recyclable.
RECYCLABLES DEPOSIT AREA: In multi-family residences, commercial, industrial and other nonresidential
development, the area(s) where recyclables will be stored.
N. RECYCLING COLLECTION AND PROCESSING CENTER: A facility where collected recyclable items are
brought for sorting, compaction, transfer, and/or processing including changing the form of materials.
O. RECYCLING COLLECTION STATION: A container or containers for the collection of secondhand goods
and recyclable materials.
P. REFUSE: A term synonymous with municipal solid waste (MSW) including all accumulations of waste
matters discarded as of no further value to the owner, such as kitchen and table waste, wrappings and
small discarded containers, and small dead animals weighing not over fifteen (15) pounds, but shall
exclude all manure, sewage, large dead animals, petroleum products, cleanings from public and private
catch basins, washracks or sumps, bulk waste, recyclables, yard waste and special or hazardous wastes.
Q. REGULATED ACTIVITY: (For chapter 4-3 RMC, critical area regulation use only.) All existing and
proposed activities located within a regulated critical area or critical area buffer.
R. REGULATED SUBSTANCES: See RMC 4-5-120G.
S. RELIGIOUS INSTITUTIONS: Churches, synagogues, temples and other places where gathering for
worship is the principal purpose of the use. Typical accessory uses associated with this use include
licensed day care facilities, playground, community meeting facilities, and private schools, rectory or
convent, and offices for administration of the institution.
T. REMOVAL OF VEGETATION: The actual removal or causing the effective removal through damaging,
poisoning, root destruction or other direct or indirect actions resulting in the death of a tree or other
vegetation.
AGENDA ITEM # 8. b)
U. RENTAL UNIT: Any dwelling unit which is occupied pursuant to a lawful rental agreement, oral or
written, express or implied, which was not owned as a condominium unit or cooperative unit on the
effective date of RMC 4-9-040, Condominium Conversions. A dwelling unit in a converted building for
which there has been no acceptance of an offer of sale as of October 15, 1979, shall be considered a
rental unit.
V. REPAIR or MAINTENANCE: An activity that restores the character, scope, size, or design of a
serviceable area, structure, or land use to its previously existing, authorized and undamaged condition.
Activities that change the character, size, or scope of a project beyond the original design are not
included in this definition.
W. RESEARCH – SCIENTIFIC (SMALL SCALE): The gathering of data, information, and facts for the
advancement of knowledge. Small scale research is generally sponsored by an organization or
government agency. Facilities may consist of temporary offices, sheds, or structures that have a small
footprint. The uses have only limited impact on the underlying use of the site or environment as
determined by the Community and Economic Development Administrator. Such scientific research may
be conducted in a building or in the field, may include investigation, testing or experimentation for study,
research education, mitigation, and demonstration of scientific principles and may be temporary in
nature.
X. RESTRICTIVE COVENANT: A restriction on the use of land set forth in a formal binding agreement
running with the land and binding upon subsequent owners of the property.
Y. RETAIL SALES: Establishments within a permanent structure engaged in selling goods or merchandise
available for immediate purchase and removal from the premises by the general public for personal or
household consumption and rendering services incidental to the sale of such goods. This definition
includes department stores, retail shops, grocery stores and large format retailers developing using a
multi-story format. This definition excludes adult retail uses, vehicle sales, wholesale retail, outdoor
retail sales, eating and drinking establishments, and taverns.
Z. RETAIL SALES, OUTDOOR: The display and sale of products and services primarily outside of a building
or structure, including but not limited to garden supplies, tires and motor oil, farmers markets,
manufactured homes, burial monuments, building and landscape materials, lumber yards, vending
machines, and retail product lockers. This definition excludes adult retail uses, or vehicle sales.
AA. RETAIL, WHOLESALE: A retail establishment accessible by the public engaged in selling goods or
merchandise to the general public as well as other retailers, contractors, or businesses, and rendering
services incidental to the sale of such goods, involving a high volume of sales of products in a warehouse
setting, and may include, but is not limited to, membership warehouse clubs that emphasize bulk sales,
“big-box retail,” discount stores, and outlet stores. This definition excludes warehousing, warehousing
and distribution, vehicle sales, outdoor retail sales, and adult retail uses. Wholesale retail is
differentiated from general retail by any of the following characteristics:
1. Items for sale include large, categorized products, e.g., lumber, appliances, household furnishings,
electrical and heating fixtures and supplies, wholesale and retail nursery stock, etc.; and may also include
a variety of carry-out goods (e.g., groceries, household, and personal care products);
AGENDA ITEM # 8. b)
2. A large inventory of goods and merchandise is stored on the subject site in high-ceiling warehouse
areas, high-rack displays, and/or outdoor storage areas; and
3. High-volume truck traffic, regular pick-up and delivery of large items, and a designated contractor pick-
up area.
BB. RETAINING WALL: A wall designed to resist lateral earth and/or fluid pressures, including any
surcharge, in accordance with accepted engineering practice. For the purposes of this Title, a “rockery”
or “rock wall” is a type of retaining wall. Structural components of stormwater facilities shall not be
interpreted to be a retaining wall.
CC. RETAINING WALL HEIGHT: The vertical distance measured from the bottom of the footing to the
finish grade at the top of the wall (i.e., upper soil grade).
DD. RETAINING WALL HEIGHT, EXPOSED: The vertical distance measured from the finish grade at the
bottom of the wall (i.e., lower soil grade) to the finish grade at the top of the wall (i.e., upper soil grade).
This height does not include the depth of footing below grade.
EE. RIPARIAN AREA: The upland area immediately adjacent to and paralleling a body of water and is
usually composed of trees, shrubs and other plants. Riparian functions include bank and channel
stability, sustained water supply, flood storage, recruitment of woody debris, leaf litter, nutrients,
sediment and pollutant filtering, shade, shelter, and other functions that are important to both fish a nd
wildlife.
FF. ROADWAY: That portion of a street intended for the accommodation of vehicular traffic, generally
within curb lines.
GG. ROCKERY: One or more courses of rocks stacked against an exposed soil face to protect the soil face
from erosion and sloughing. The bottom course of rocks bears on the foundation soils and the upper
rocks bear partially or entirely on the rocks below. A rockery is also known as a “rock wall.”
HH. ROOFS, PITCHED: A shed, gabled or hipped roof having a slope or pitch of at least one foot (1') rise
for each four feet (4') of horizontal distance in the direction of the slope or pitch of the roof.
II. ROUTINE VEGETATION MANAGEMENT: Tree and other vegetation management undertaken as part of
a regularly scheduled program of maintenance and repair of property.
AGENDA ITEM # 8. b)
I
EXHIBIT I
RMC 4-11-200
AGENDA ITEM # 8. b)
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
information of the user’s choosing, without change in the form or 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
“managing organization” may be the same entity as the temporary homeless encampment sponsor.
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 # 8. b)
c. Joins with the managing organization in an application for a temporary homeless encampment
permit.
A “sponsor” may be the same entity as the managing organization.
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 # 8. b)
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 # 8. b)
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.
V. TRANSIT STOP, MAJOR: (This definition applies to RMC 4-2-110C, Development Standards for
Accessory Dwelling Units, use only.) A transit stop governed pursuant to the provisions of RCW
36.70A.696(8), which includes any of the following:
1. A stop on a high capacity transportation system funded or expanded under the provisions of
chapter 81.104 RCW;
2. Commuter rail stops;
3. Stops on rail or fixed guideway systems, including transitways;
34. Stops on bus rapid transit routes or routes that run on high occupancy vehicle lanes; or
45. Stops for a bus or other transit mode providing actual fixed route service at intervals of at least
fifteen (15) minutes for at least five (5) hours during the peak hours of operation on weekdays.
W. TRANSIT STOP, MAJOR: (This definition applies to RMC 4-2-110F, Development Standards for Middle
Housing, use only.) A transit stop governed pursuant to the provisions of RCW 36.70A.030(25) which
includes any of the following:
1. A stop on a high capacity transportation system funded or expanded under the provisions of
chapter 81.104 RCW;
2. Commuter rail stops;
3. Stops on rail or fixed guideway systems; or
4. Stops on bus rapid transit routes, including those stops that are under construction.
XV. TRANSITIONAL HOUSING: “Transitional housing” has the same meaning as “transitional housing” in
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 # 8. b)
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.
AGENDA ITEM # 8. b)
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) damage to roots or trunk that is likely to destroy the tree’s
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.
Tree topping is considered to be tree removal. Other common names for the practice include “hat-
racking,” “lopping,” “heading,” “rounding over,” and “tipping.”
EECC. TREE TRIMMING: The intentional removal of a tree’s branches in order to reduce the live canopy
of the tree by no more than forty percent (40%) during any consecutive twelve (12) months. Trimming
more than forty percent (40%) of a tree’s canopy during any consecutive twelve (12) months shall be
considered “tree topping.”
FFDD. 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.
AGENDA ITEM # 8. b)
1
CITY OF RENTON, WASHINGTON
ORDINANCE NO. ________
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
SUBSECTION 4-2-080.A.6, SECTIONS 4-2-120A AND 4-9-065, CHAPTER 4-10, and
SECTION 4-11-130 OF THE RENTON MUNICIPAL CODETO UPDATE ZONING AND
DEVELOPMENT REGULATIONS RELATING TO THE CREATION OF ADDITIONAL
HOUSING UNITS IN EXISTING BUILDINGS AUTHORIZING CORRECTIONS,
PROVIDING FOR SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 2023 the Washington State Legislature passed Engrossed Substitute House
Bill 1042 (ESHB 1042) Use of Existing Buildings for Residential Purposes; and
WHEREAS, ESHB 1042 requires compliance by local jurisdictions six months after
adoption of the jurisdictions Comprehensive Plan Update, which is June 30, 2025; and
WHEREAS, the adoption of this ordinance ensures the City of Renton is in compliance
with the aforementioned requirement; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation
and study, and the matter was considered by the Planning Commission; and
WHEREAS, pursuant to RCW 36.70A.106, on April 4, 2025, the City notified the State of
Washington of its intent to adopt amendments to its development regulations; and
WHEREAS, the Planning Commission held a public hearing on April 2, 2025, considered all
relevant matters, and heard all parties in support or opposition, and subsequently forwarded a
recommendation to the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
2
SECTION I. All portions of the Renton Municipal Code in this ordinance that are not
shown in strikethrough and underline edits or are not explicitly repealed herein remain in effect
and unchanged.
SECTION II. Subsection 4-2-080.A.6 of the Renton Municipal Code is amended as
follows:
6. Specified residential use(s) are not allowed within one thousand feet (1,000')
of the centerline of Renton Municipal Airport runway. Attached dwellings are not
permitted in the CA or CN Zone within the Benson, Cedar River, Talbot, or Valley
Community Planning Areas.
a. Horizontal Mixed-Use Development – Where Allowed: Standalone
residential buildings are permitted in the following locations provided commercial
space is included on site pursuant to RMC 4-4-150, Residential Mixed-Use
Development Standards. Any standalone residential development shall be subject
to RMC 4-2-115, Residential Design and Open Space Standards:
i. In the CD Zone outside of the Downtown Business District, provided
residential amenity space and/or lobby space is provided on the ground floor
along the street frontage, which shall be at least twenty feet (20') wide and at least
fifty percent (50%) of the facade width for facades less than sixty feet (60') wide,
or a minimum of thirty feet (30') wide for facades greater than sixty feet (60') wide.
(Widths shall be measured along the building facade.) The ground floor shall have
a floor-to-ceiling height of twelve feet (12'). Where located on the ground floor
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
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and within ten feet (10') of public sidewalk, the floors of attached dwellings shall
be at least two feet (2') elevated above the grade of the sidewalk;
ii. In the CV Zone where not abutting NE Sunset Blvd. east of Harrington
Avenue NE;
iii. In the CA Zone where abutting a City of Renton residential zone if at
least one vertically mixed-use building is constructed along the street frontage(s)
with a minimum of two (2) residential stories above commercial, the standalone
residential building(s) are sited closest to the abutting residential zone and, if
townhouses, limited to three (3) stories;
iv. In the UC Zones where currently existing;
v. In the COR Zone as determined through the Master Site Plan process;
and
vi. In the CN Zone, provided commercial or vertically mixed-use buildings
are sited closest to a public street and any standalone residential is closest to any
adjacent residential zone. Standalone carriage house and garden style apartments
shall be prohibited.
Where standalone residential buildings are not allowed, dwelling units shall be
integrated into a vertically mixed-use building with ground floor commercial
situated closest to a public street.
b. Commercial Uses: Commercial uses in residential mixed-use
developments are limited to retail sales, on-site services, eating and drinking
establishments, taverns, daycares, preschools, indoor recreational facilities, pet
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
4
daycares, craft distilleries/small wineries/micro-breweries with tasting rooms,
general offices not located on the ground floor, and similar uses as determined by
the Administrator.
Uses normal and incidental to a building including, but not limited to, interior
entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas,
garbage/recycling/compost storage areas, vehicle parking areas, and
areas/facilities for the exclusive use of the residents are not considered
commercial uses.
c. Timing of Development: A building permit shall not be issued for any
standalone residential building(s) prior to the issuance of a building permit for any
required standalone commercial or vertically mixed-use building(s) and no
certificate of occupancy shall be issued for any standalone residential building(s)
prior to the issuance of a certificate of occupancy for any required standalone
commercial or vertically mixed-use building(s).
d. Mixed-Income Housing: Upon any site and its abutting lots in the CV zone:
i. There shall be no more than:
(a) One hundred (100) dwelling units for rent/lease with income
restrictions; provided, that an additional ten (10) such units may be created for
every twenty (20) market-rate dwelling units (e.g., if twenty (20) market-rate units
are created, ten (10) more income-restricted units may be created); or
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
5
(b) Two hundred (200) dwelling units for sale with income
restrictions; provided, that an additional ten (10) such units may be created for
every twenty (20) market-rate dwelling units; or
(c) Any combination of one hundred fifty (150) or more dwelling units
for rent/lease or sale with income restrictions; provided, that an additional ten
(10) such units may be created for every twenty (20) market-rate dwelling units.
ii. Within a site, market-rate units shall not have substantially less floor
area, number of bedrooms or bathrooms as compared to the varying sizes and
number of bedrooms and bathrooms for income-restricted units (i.e., inasmuch
as the floor area or number of bedrooms and bathrooms varies among income-
restricted units, market-rate units shall have a similar mix of unit floor area and
number of bedrooms and bathrooms). This provision can only be altered if based
on a market study and in conjunction with a modification granted per RMC 4-9-
250.
iii. For the purposes of these standards the terms “market-rate” and
“income-restricted” dwelling units shall have the following meanings:
(a) Market-rate units: dwelling units for which homeowners (and
renters, if rented) do not have income eligibility restrictions and the sale price (or
rent, if applicable) is not artificially restricted in any manner.
(b) Income-restricted units: dwelling units that are only eligible for
households or individuals earning no more than a certain income level, or for
which the rent or sale price is restricted by any legal instrument.
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
6
e. Commercial to Residential Conversion : Commercial or mixed use buildings
may be permitted to convert to a residential use(s) provided their Certificate of
Occupancy was issued a minimum of three (3) years prior to building permit
application. Additionally, the proposal shall comply with all health and safety
standards, including but not limited to building code standards and fire and life
safety standards. Ground floor retail or commercial uses must be retained in
buildings located on a Major Pedestrian Corridor as defined in RMC 4-11-130
Definitions M.
SECTION III. Section 4-2-120A, Development Standards for Commercial Zoning
Designations (CN, CV, CA, and UC), of the Renton Municipal Code is amended as shown in
Attachment A.
SECTION IV. Section 4-9-065, Density Bonus Review, of the Renton Municipal Code is
amended as follows:
A. PURPOSE:
The purpose of this Section is to offer increased residential density for
developments that construct affordable housing units, assisted living facilities, or
cottage housing. Density bonuses are offered to meet the intent of the
Comprehensive Plan policies, including but not limited to goals and policies of the
land use element, and housing and human services element, as well as the purpose
and intent of the zoning districts.
B. DENSITY BONUS APPLICABILITY, LIMITATIONS, AND ELIGIBILITY CRITERIA:
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
7
1. Applicability: Density bonuses may be requested for the following types of
projects that meet the requirements of this SecƟon:
a. ResidenƟal development that includes construcƟon of on-site affordable
housing, or cash payment to support construcƟon of off-site affordable housing in
lieu of on-site affordable housing.
b. Assisted living faciliƟes.
c. CoƩage house developments.
d. Commercial to residenƟal conversions, if constructed enƟrely within the
exisƟng building envelope.
C. REVIEW PROCESS:
1. Concurrent Review: Density bonus review shall be requested and occur
concurrently with any other required land use permit that establishes the
permitted density and use of a site, including subdivisions, site plan review, and
conditional use permits. When the development proposal does not otherwise
require a subdivision, site plan review, or conditional use permit to establish the
permitted density of a site, but includes a density bonus request, the development
proposal shall be reviewed under administrative site plan review requirements.
2. Authority: The Community and Economic Development Administrator shall
determine compliance with the density bonus process unless the required land
use permit as described in subsection C.1 of this Section, Concurrent Review,
requires Hearing Examiner review.
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
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3. Submittal Requirements and Fees: A request for density bonus shall be
submitted as part of the primary development application pursuant to RMC 4-8-
120, Submittal Requirements – Specific to Application Type.
D. DENSITY BONUS MAXIMUM ALLOWANCES:
1. Maximum Bonus Dwelling Units: The following table provides the
maximum density that may be granted in applicable zones for conformance with
affordable housing, assisted living facility, or coƩage housing density bonus
requirements and all other applicable requirements for development are met:
SUBJECT ZONES MAXIMUM DENSITY BONUS
AFFORDABLE HOUSING
R-14 and RMF 30% above the maximum net density permiƩed by
the subject zone pursuant to RMC 4-2-110A.
CV and UC 30% above the maximum net residenƟal density
permiƩed by the subject zone pursuant to RMC 4-
2-120A.
CD, CO, and COR 30% above the maximum net residenƟal density
permiƩed by the subject zone pursuant to RMC 4-
2-120B. If the applicant is seeking condiƟonal use
permit approval to increase density within
applicable zones (CD and CO), the applicant may
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
9
SUBJECT ZONES MAXIMUM DENSITY BONUS
request a maximum density bonus of up to 30%
above the maximum density permiƩed via
condiƟonal use permit approval, pursuant to
RMC 4-9-030G.
ASSISTED LIVING FACILITIES
R-1, R-10, and R-14 Up to 18 dwelling units per net acre.
RMF 50% above the maximum net density permiƩed by
the subject zone pursuant to RMC 4-2-110A.
CV and UC 50% above the maximum net residenƟal density
permiƩed by the subject zone pursuant to RMC 4-
2-120A.
CD, CO, and COR 50% above the maximum net residenƟal density
permiƩed by the subject zone pursuant to RMC 4-
2-120B.
COTTAGE HOUSE DEVELOPMENTS
R-4, R-6, R-8, R-10,
and R-14
2.5 Ɵmes the number of lots idenƟfied in the pro
forma subdivision plan, based on the maximum
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
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SUBJECT ZONES MAXIMUM DENSITY BONUS
net density permiƩed by the subject zone pursuant
to RMC 4-2-110A.
COMMERCIAL TO RESIDENTIAL CONVERSION
CN, CV, CA, UC-1
and UC-2, CD, CO,
COR
50% above the maximum net residenƟal density
permiƩed by the subject zone pursuant to RMC 4-
2-120A and 4-2-120B.
E. AFFORDABLE HOUSING DENSITY BONUS STANDARDS:
1. Minimum Number of Affordable Housing Units: For every two (2) dwelling
units that exceed the baseline maximum density for the applicable zoning, at least
one unit shall be reserved for affordable housing. Bonus dwelling units may be
granted up to the maximum density bonus allowed pursuant to subsection D.1 of
this Section, Maximum Bonus Dwelling Units.
2. Affordable Housing Income Levels: Dwelling units conditioned as
affordable under this Section shall conform to the definition of “affordable
housing” pursuant to RMC 4-11-010, Definitions A.
3. On-Site Affordable Housing: Developments qualifying for density bonus
due to on-site affordable housing shall conform to the following standards:
a. Minimum Number: All projects must construct at least two (2)
affordable housing units.
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
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b. Affordability Duration and Recalculation: Affordable housing units
provided under this Section 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, the
most recent affordability rates on file with the City Clerk’s Office 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 recent affordability rates on file with the City Clerk’s office shall be
verified at the time of purchase. 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, an agreement in a form approved by the Administrator that
secures appropriate use of affordable housing units by addressing such terms as
price restrictions, home buyer or tenant qualifications, phasing of construction,
monitoring of affordability, record keeping, duration of affordability, and
enforcement, shall be recorded with the King County Recorder’s Office. This
agreement shall be a covenant running with the land and shall be binding on the
assigns, heirs and successors of the applicant. After issuance of the building permit
or final plat approval (whichever is the basis for the Affordable Housing
Agreement recorded), the Administrator may authorize, at their sole discretion,
to subordinate the agreement or modify its terms to advance the purpose of
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
12
making the housing available, such as enabling a qualified purchaser to obtain
financing for purchase of the dwelling unit or redevelopment of the property.
d. Affordable Housing Unit Conditions: Affordable housing units shall be
provided in a range of sizes and with features comparable to market-rate units. To
the extent practicable, the number of bedrooms in affordable housing units shall
be in the same proportion as the number of bedrooms in units within the entire
development. The affordable housing units shall be distributed throughout the
development and have substantially the same functionality as the other units in
the development.
e. Compliance Monitoring: All on-site affordable housing shall be
monitored to ensure compliance with the affordable housing requirements of this
Section, in conformance with the following standards:
i. Monitoring Experience and Qualification: Any applicant or owner
with on-site affordable housing shall either demonstrate to the Administrator’s
satisfaction that they possess the experience and ability to monitor and prepare
reports for on-site affordable housing, or the applicant/owner shall provide
monitoring and reporting by a qualified, independent third-party professional,
selection of whom to be approved by the Administrator. Unless otherwise
approved by the Administrator, the applicant shall demonstrate that a third-party
professional has been contracted for the purposes of monitoring and report
preparation for the on-site affordable housing, prior to issuance of building permit
for the project. The property owner shall remain ultimately responsible for
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
13
overseeing an approved third-party professional and accurate monitoring and
reporting. If at any point after approval an approved professional discontinues its
services, the owner shall either request written approval from the Administrator
for a replacement professional or request written approval for self-monitoring and
reporting.
ii. Monitoring Frequency and Reporting: Monitoring and reporting for
the affordable housing shall be provided as follows:
(a) Owner Occupancy Affordable Housing: The applicant/owner, or
authorized third-party professional on behalf of the owner, shall file an
affordability compliance report with the Administrator prior to completion of any
sale to a new eligible household.
(b) Rental Affordable Housing: The applicant/owner, or authorized
third-party professional on behalf of the owner, shall file an annual affordability
compliance report with the Administrator within thirty (30) days after the first
anniversary of issuance of the project’s certificate of occupancy, and each year
thereafter for as long as the dwelling unit is required to remain affordable housing.
iii. Affordability Compliance Report Standards: The report shall contain
such information and records as the Administrator may require to confirm
compliance. Such information shall include, but is not limited to, the following
information:
(a) A certification that the project has been in compliance with the
affordable housing requirements of this Section since the date the City issued the
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
14
project’s certificate of occupancy and that the project continues to be in
compliance with the requirements of this Section;
(b) A breakdown of the number and specific affordable housing
units sold or rented during the twelve (12) months, ending with the anniversary
date, to meet the affordable housing requirements of this Section;
(c) The total sale or rental amount of each affordable housing unit
for households sold or rented during the twelve (12) months ending with the
anniversary date, as applicable;
(d) Documentation that demonstrates to the Administrator’s
satisfaction that the purchaser or renter (at the time of purchase or rental
lease/renewal) of an affordable housing unit, qualifies as an eligible household, as
defined in RMC 4-11-010, Definitions A.
iv. Fees: The City reserves the right to establish, within the City’s fee
schedule, monitoring fees for the affordable housing unit, which may be adjusted
over time to account for the City’s cost to monitor and enforce compliance with
income and affordability restrictions required by this Section and/or the
affordability agreement.
4. Cash Payment in Lieu of On-Site Affordable Housing: As an alternative to
providing on-site affordable housing pursuant to subsection E3 of this Section, the
applicant may substitute the provision of one or more required affordable housing
units by making a cash payment to the City. Cash payments in lieu of on-site
affordable housing shall be authorized only under the following conditions:
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
15
a. Eligibility: The cash payment in lieu option is available only for projects
that propose eight (8) bonus market-rate units or less.
b. Payment Calculation: The cash payment in lieu shall be paid in an
amount specified within the City of Renton fee schedule.
c. Payment Timeline: The payment obligation shall be established and paid
prior to issuance of any building permits for the project.
d. City Use of Affordable Housing Funds: To approve payments in lieu, the
City must have a budgeted program, fund, or other dedicated means of depositing
and preserving all payments received so that the payments will be used for the
development of affordable housing.
F. ASSISTED LIVING DENSITY BONUS STANDARDS:
1. Maximum Density Bonus: Bonus dwelling units may be granted up to the
maximum density bonus allowed pursuant to subsection D1 of this Section,
Maximum Bonus Dwelling Units.
2. Assisted Living Facilities: The development shall satisfy the definition of
“assisted living facility” pursuant to RMC 4-11-010, Definitions A.
G. COTTAGE HOUSE DEVELOPMENT DENSITY BONUS STANDARDS:
1. Maximum Density Bonus: Bonus dwelling units may be granted up to the
maximum density bonus allowed pursuant to subsection D1 of this Section,
Maximum Bonus Dwelling Units.
2. Pro Forma Subdivision Plan and Density Bonus Calculation: The applicant
shall submit a pro forma subdivision plan for the proposed property showing the
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
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number of conventional lots that would be allowed based on the maximum net
density permitted by the subject zone pursuant to RMC 4-2-110A. This pro forma
subdivision plan will be used to determine the maximum number of unit lots
allowed, by multiplying the number of lots in the pro forma subdivision plan by
two and one-half (2.5).
H. COMMERCIAL TO RESIDENTIAL CONVERSION DENSITY BONUS STANDARDS:
1. Maximum Density Bonus: Bonus dwelling units may be granted up to the
maximum density bonus allowed pursuant to subsection D1 of this Section,
Maximum Bonus Dwelling units.
2. Eligibility: The building’s Certificate of Occupancy must have been issued a
minimum three (3) years prior to building permit application to be eligible for
bonus density.
HI. VIOLATIONS:
1. Correction: Any violations of the provisions of this Section or terms of the
covenant(s) recorded pursuant to this Section, including failure to submit an
affordability compliance report, shall be promptly corrected within thirty (30) days
of receiving a warning of violation from the City, unless an alternative time frame
is equitable and just based upon the circumstances of the violation, as determined
by the Administrator.
2. Remedies: The remedies for violations may, at the discretion of the
Administrator, be enforced as contractual remedies through the affordable
housing agreement or deemed to be violations of this Section and enforced
AGENDA ITEM # 8. c)
ORDINANCE NO. ________
17
pursuant to chapters 1-3 and 1-10 RMC. Civil fines and contractual remedies
should be established in amounts that are designed to correct the violation which,
depending upon the circumstances, may be up to amounts that are necessary for
the City to provide dedicated replacement affordable housing, plus the City’s cost
of enforcement.
SECTION V. Chapter 4-10 of the Renton Municipal Code is amended to add a new
section 4-10-030 to read as follows:
4-10-030 NONCONFORMING MULTIFAMILY (COMMERCIAL CONVERSIONS)
A. Applicability: Commercial or mixed-use building conversions to multifamily
that are constructed entirely within the existing building envelope are allowed
nonconformities as specified in this Section, provided health and safety standards,
including but not limited to building code standards and fire and life safety
standards, can be met within the building.
B. Parking: The parking provided for the commercial use must be retained,
however additional parking for the residential use is not required.
C. Development Standards: Compliance with 4-2-120A and 4-2-120B may be
required, however existing nonconformities of the commercial building, such as
parking, height, and setbacks shall not be required to be brought into conformity.
D. Design: The existing commercial exterior structure is not required to be
modified to meet design requirements that apply to new buildings in the zone.
However, exterior modifications, such as façade changes, windows, awnings,
signage, etc. shall comply with the design requirements, pursuant to 4-3-100,
AGENDA ITEM # 8. c)
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Urban Design Regulations. Additionally, any changes necessary to the exterior in
order to meet health and safety requirements of the use of the interior of the
building as residential are required.
E. Energy Code: Unchanged commercial portions of the building are not
required to meet current energy code. However, new residential units must
comply with current energy code.
SECTION VIII. 4-11-130 Definitions M is amended with new text of the Renton Municipal
Code is amended as follows:
4-11-130 DEFINITIONS M:
A. MAIN STREET: A style of urban commercial development featuring
concentrated retail and service uses along a street designed for use by both
pedestrians and vehicles.
B. MAJOR PEDESTRIAN CORRIDOR: (This definition applies to conversion of
commercial buildings to residential uses, pursuant to RCW 35A.21.440.) Public
Streets that are Principal Arterials, Minor Arterials, and Commercial Mixed Use,
Industrial, and Neighborhood Collector Arterials as identified in 4-6-060 Street
Standards.
C. MAJOR SERVICE UTILITY: Public or private utilities which provide services
beyond the City’s boundaries, i.e., pipelines, natural gas, water, sewer, petroleum;
electrical transmission lines fifty five (55) kv or greater; and regional sewer or
water treatment plants, etc.
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D. MANUFACTURED HOME: A residential structure, transportable in one or
more sections, that is built on a permanent chassis and is designed for use with or
without a permanent foundation when connected to the required utilities. This
definition also includes mobile homes constructed prior to the enactment of the
National Manufactured Home Construction and Safety Standards Act of 1974. If
located within a manufactured or mobile home park, recreational vehicles shall be
included in this definition if either (i) the vehicle contains at least one internal
toilet and at least one internal shower, or (ii) the manufactured or mobile home
park provides community showers and toilets.
E. MANUFACTURED HOME PARK OR SUBDIVISION: A parcel (or contiguous
parcels) of land “divided” into two (2) or more manufactured home lots for rent
or sale.
F. MANUFACTURED HOME PARK OR SUBDIVISION, EXISTING: A
manufactured home park subdivision for which the construction of facilities for
servicing the lots on which the manufactured homes are to be affixed (including,
at a minimum, the installation of utilities, the construction of streets, and either
final site grading or the pouring of concrete pads) is completed before the
effective date of adopted floodplain management regulations.
G. MANUFACTURED HOME PARK OR SUBDIVISION, NEW: A manufactured
home park or subdivision for which the construction of facilities for servicing the
lots on which the manufactured homes are to be affixed (including at a minimum,
the installation of utilities, the construction of streets, and either final site grading
AGENDA ITEM # 8. c)
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or the pouring of concrete pads) is completed on or after the effective date of
adopted floodplain management regulations.
H. MANUFACTURING, AIRPLANE: Limited to manufacture of airplanes; sale of
airplanes manufactured and/or assembled on-site; and research, development
and testing of airplanes and related components.
I. MANUFACTURING, AIRPLANE ACCESSORY FUNCTIONS: Includes, as
secondary functions when dependent upon the primary activity of airplane
production and sales: office; storage; warehouse and distribution; aircraft painting
and other associated aircraft painting/sealing activities; trucking terminal,
including loading and unloading; auto repair and fuel dispensing; hazardous
materials storage and distribution; aircraft engine testing; metal processing; food
service; retail sales of products related to airplane production; on-site medical and
emergency services, such as clinic, fire suppression, and security; barging;
reclamation; and parking, when designated for employees and visitors.
J. MANUFACTURING AND FABRICATION, HEAVY: The transformation of
materials or substances into new products including construction and assembling
of component parts, and the blending of materials such as lubricating oils, plastics,
resins or liquors. Heavy manufacturing and fabrication are often characterized by
the need for large outdoor areas in which to conduct operations, and typically
results in environmental impacts beyond their own sites. This definition includes,
but is not limited to: manufacture and fabrication of automotive vehicles and their
parts, cement, brick, lime, gypsum, asphalt, and other manufacturing and
AGENDA ITEM # 8. c)
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fabrication uses as determined by the Community and Economic Development
Administrator. This definition excludes slaughterhouses, manufacture of shellac,
varnish or turpentine, paper, pulp, rubber from crude material, refining and/or
manufacturing of petroleum by-products except as an accessory use of less than
fifty thousand (50,000) gallons.
K. MANUFACTURING AND FABRICATION, LIGHT: The transformation of
materials or substances into new products including construction and assembling
of component parts, and the blending of materials such as lubricating oils, plastics,
resins or liquors. Light manufacturing and fabrication is characterized by the use
being contained within buildings, and materials or equipment used in production
not being stored outside. Light manufacturing and fabrication activities do not
generate external emissions such as smoke, odor, noise, vibrations or other
nuisances outside the building. This definition includes but is not limited to
manufacture and fabrication of electronic components, office products, furniture,
glass products, and other manufacturing and fabrication uses as determined by
the Community and Economic Development Administrator. This definition
excludes slaughterhouses, manufacture of shellac, varnish or turpentine, paper,
pulp, rubber from crude material, refining and/or manufacturing of petroleum by-
products except as an accessory use of less than fifty thousand (50,000) gallons.
L. MANUFACTURING AND FABRICATION, MEDIUM: The transformation of
materials or substances into new products including construction and assembling
of component parts, and the blending of materials such as lubricating oils, plastics,
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resins or liquors. Medium manufacturing and fabrication is characterized by need
for only very limited areas of outdoor storage and may create minor external
environmental impacts during the conduct of operations but most impacts are
contained on-site. This definition includes but is not limited to manufacture and
fabrication of alcoholic products, paints, printing ink, leather goods, and other
manufacturing and fabrication uses as determined by the Community and
Economic Development Administrator. This definition excludes slaughterhouses,
manufacture of shellac, varnish or turpentine, paper, pulp, rubber from crude
material, refining and/or manufacturing of petroleum by-products except as an
accessory use of less than fifty thousand (50,000) gallons.
M. MARIJUANA COOPERATIVE: Persons that as qualified patients or
designated providers, as defined by chapter 69.51A RCW, share responsibility for
acquiring and supplying the resources needed to produce and process marijuana
in the residence of one of the members.
N. MARIJUANA PROCESSOR: A person or business entity that is licensed by
the Washington State Liquor and Cannabis Board, under
RCW 69.50.325 (Marijuana producer’s license) and/or RCW 69.50.328 (Marijuana
producers, processors – No direct or indirect financial interest in licensed
marijuana retailers), and related sections of the RCW, as they exist or may be
amended, to process, package, and label useable marijuana and marijuana-
infused products for sale at wholesale to marijuana retailers.
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O. MARIJUANA PRODUCER: A person or business entity that is licensed by the
Washington State Liquor and Cannabis Board, under RCW 69.50.325 (Marijuana
producer’s license), and related sections of the RCW, as they exist or may be
amended, to produce and sell marijuana at wholesale to marijuana processors and
other marijuana producers.
P. MARIJUANA RETAIL: A person or business entity that is licensed by the
Washington State Liquor and Cannabis Board, under RCW 69.50.354 (Retail
outlets licenses), RCW 69.50.357 (Retail outlets – Rules), and related sections of
the RCW, as they exist or may be amended, to sell useable marijuana and/or
marijuana infused products and restrict entry to the premises to persons twenty
one (21) years of age and older.
Q. MARIJUANA TRANSPORTER: A person or business entity that is licensed by
the Washington State Liquor and Cannabis Board, under
RCW 69.50.385 (Common carriers – Licensing – State liquor and cannabis board to
adopt rules), and related sections of the RCW, as they exist or may be amended,
to transport marijuana plants, useable marijuana, and/or marijuana infused
products to other marijuana licensees.
R. MARINA: A facility for storing, servicing, fueling, berthing, and securing and
launching of private pleasure craft that may include the sale of fuel and incidental
supplies for the boat owners, crews, and guests. This definition includes tie-up for
float planes as well as pleasure boats, and other private pleasure craft.
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S. MARINA: (This definition for RMC 4-3-090, Shoreline Master Program
Regulations, use only.) A use providing moorage for pleasure craft, which also may
include boat launching facilities, storage, sales, and other related services.
T. MARQUEE: A permanent roof structure, usually incorporating a sign,
attached to and supported by the building and projecting over public property.
U. MASTER PLAN: A master plan is intended to show how proposed
development will comply with the development standards in the applicable
zoning. It also is intended to show compatibility of development within the master
plan area, and compatibility of anticipated uses in areas adjacent to and abutting
the master plan area. It provides long-term guidance for a smaller area than a
conceptual redevelopment plan, but a larger area than a detailed site plan.
V. MASTER PROGRAM: The comprehensive shoreline use plan for the City of
Renton and the use regulations, together with maps, diagrams, charts or other
descriptive material and text, and a statement of desired goals and standards
developed in accordance with the policies enunciated in Section 2 of the Act.
W. MATERIAL SAFETY DATA SHEET: Written or printed information
concerning a hazardous material which is prepared in accordance with the
provisions of 29 CFR 1910.1200.
X. MEAN SEA LEVEL: For purposes of the National Flood Insurance Program,
the vertical datum to which Base Flood Elevations shown on a community’s Flood
Insurance Rate Map are referenced.
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Y. MECHANICAL EQUIPMENT: Includes all motorized equipment used for
earth moving, trenching, excavation, gardening, landscaping, and general
property maintenance exceeding twenty seven (27) horsepower in size.
Z. MEDICAL INSTITUTIONS: Facilities providing physical or mental health
services, in-patient accommodations, and medical or surgical care of the sick or
injured. Medical institutions are allowed one helipad as an accessory use, if
functionally and architecturally integrated into the primary use, regardless of the
treatment of helipads in the underlying zoning. This definition includes hospitals,
clinics, hospices, and holistic health centers. This definition excludes medical and
dental offices, convalescent centers, assisted living, and group homes I and II.
AA. MEMBRANE LINER: See RMC 4-5-120G.
BB. MINI-MART: A small retail establishment, usually located within or
associated with another use, that offers for sale convenience goods such as food
items, tobacco, periodicals and household goods.
CC. MITIGATION BANK: Sites that, when approved by the City, may be used
for restoration, creation and/or mitigation of wetlands altered on a different piece
of property, but located within the same drainage basin.
DD. MIXED USE: A building or site with two (2) or more different uses such as
residential, office, manufacturing, retail, public or entertainment that are
physically and functionally integrated and mutually supporting.
EE. MIXED USE, HORIZONTAL: A mixed use development consisting of one or
more single-use buildings within a parcel or site.
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FF. MIXED USE, VERTICAL: A single building that accommodates multiple uses,
generally layered on a floor by floor basis, with active commercial uses (e.g., retail,
restaurants, or on-site services) established at ground level with residential,
visitor, office or other uses above.
GG. MOBILE FOOD VENDING: A temporary use involving sale of retail food or
beverages to the public from any vehicle, cart or wagon that is designed to be
readily movable. Mobile food vending includes pushcarts, mobile kitchens, hot
dog carts, pretzel wagons, or similar uses. A “mobile food vendor” includes the
owners and operators of a mobile food vending use. This definition excludes drive-
in/drive-through retail or service.
HH. MOBILE HOME: See MANUFACTURED HOME.
II. MOBILE VENDOR: Retail sale of goods from a vehicle or mobile cart.
JJ. MODULATION: A measured and proportioned inflection or setback in a
building’s face that breaks up an otherwise larger flat vertical plane into multiple
offset sub-elements so as to reduce the apparent bulk.
KK. MOORAGE: Any device or structure used to secure a vessel for temporary
anchorage, but which is not attached to the vessels. Examples of moorage are
docks or buoys.
LL. MOTEL: A building or group of detached or connected buildings designed
or used primarily for providing sleeping accommodations for automobile travelers
and typically having a parking space adjacent to a sleeping accommodation. This
definition excludes multi-family dwellings, bed and breakfasts, and hotels.
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MM. MOVIE THEATER: An indoor facility for showing movies, including
accessory retail sales of food and beverages. This definition excludes adult
entertainment businesses; entertainment clubs; and cultural facilities.
NN. MS4: See RMC 4-6-100.
OO. MULTIPLE-USE: (This definition for RMC 4-3-090, Shoreline Master
Program Regulations, use only.) The combining of compatible uses within one
development, in which water-oriented and non-water-oriented uses are included.
PP. MUNICIPAL SEPARATE STORM SEWER SYSTEM: See RMC 4-6-100.
SECTION IX. Upon approval of the City Attorney, the City Clerk is authorized to direct
the codifier to make necessary corrections to this ordinance, including the corrections of
scriveners or clerical errors; references to other local, state, or federal laws, codes, rules, or
regulations; or ordinance numbering and section/subsection numbering and references. The City
Clerk is further authorized to direct the codifier to update any chapter, section, or subsection
titles in the Renton Municipal Code affected by this ordinance.
SECTION X. If any section, subsection, sentence, clause, phrase, or word of this
ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction,
such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other
section, subsection, sentence, clause, phrase, or word of this ordinance.
SECTION XI. This ordinance shall be in full force and effect five (5) days after publication
of a summary of this ordinance in the City’s official newspaper. The summary shall consist of this
ordinance’s title.
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PASSED BY THE CITY COUNCIL the day of , 2025.
Jason A. Seth, City Clerk
APPROVED BY THE MAYOR the day of , 2025.
Armondo Pavone, Mayor
Approved as to form:
Shane Moloney, City Attorney
Date of Publication:
CED(D237):25ORD006:05.09.2025
AGENDA ITEM # 8. c)
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Attachment A
4-2-120A1
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CN, CV, CA, & UC)
CN CV CA UC-1 and UC-2
LOT DIMENSIONS
Minimum Lot Size for lots
created after Nov. 10,
20049
5,000 sq. ft. 25,000 sq. ft. 5,000 sq. ft. Residential Plats: n/a
All Other Plats: 25 acres.
Minimum lot size can be
amended through Master
Plan and Site Plan Review,
RMC 4-9-200.
Minimum Lot
Width/Depth for lots
created after Nov. 10,
2004
None Residential Plats: width
shall be 14 ft., depth shall
be 65 ft.
All Other Plats: None
LOT COVERAGE
Maximum Lot Coverage
for Buildings
65% of total lot area or 75% if parking is provided within the building or within an
on-site parking garage.
90% of total area or 100%
if parking is provided
within the building or
within a parking garage.
DENSITY (Dwelling Units per Net Acre)
Minimum Net Residential
Density9
None 20 dwelling units per
net acre.
20 dwelling units per net
acre.
85 dwelling units per net
acre.
Maximum Net
Residential Density9
20 dwelling units per net
acre. 1
80 dwelling units per
net acre.1, 21
60 dwelling units per net
acre in the City Center
150 dwelling units per net
acre.1, 21
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and Highlands Community
Planning Areas. 1
30 dwelling units per net
acre in the East Plateau
and Kennydale
Community Planning
Areas. 1
SETBACKS
Minimum Front Yard14,18 15 ft.16 15 ft.4,5,8
Maximum Front Yard18 20 ft.15 20 ft.4,5,8
Minimum Secondary
Front Yard14,18
15 ft.16 15 ft.4,5,8
Maximum Secondary
Front Yard18
20 ft. 20 ft.4,5,8
Minimum Freeway
Frontage Setback
10 ft. landscaped setback from the property line. n/a
Minimum Rear Yard18
None, except 15 ft. if lot abuts a lot zoned residential. None, except 15 ft. if lot
abuts a lot zoned
residential.4,5,8
Minimum Side Yard18
None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential. None, except 15 ft. if lot
abuts a lot zoned
residential.4,5,8
Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-
030.
BUILDING LIMITATIONS
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Maximum Gross Floor
Area of Any Single
Commercial Use on a Site
5,000 gross sq. ft. The
maximum size shall not be
exceeded, except by
conditional use
permit.2,9 These restrictions
do not apply to residential
uses subject to net density
limitations.
None
Maximum Gross Floor
Area of Any Single Office
Use on a Site2, 9
3,000 gross sq. ft. The
maximum size shall not be
exceeded, except by
conditional use
permit.2,9 These restrictions
do not apply to residential
uses subject to net density
limitations.
None
Building Orientation
All commercial uses shall
have their primary entrance
and shop display window
oriented toward the street
frontage.
See urban design
regulations in RMC 4-
3-100.
Commercial and civic
uses shall provide
entry features on all
sides of a building
facing a public right-
of-way or parking lot.
Except for unit lot
subdivisions, the front
entry of residential
only uses shall be
See urban design regulations in RMC 4-3-100.
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oriented to a public
street.
LANDSCAPING
General See RMC 4-4-070
HEIGHT
Maximum Building
Height,6 except for Public
Facilities6, 20
35 ft. 50 ft., except 70 ft. for
vertically mixed use
buildings (commercial
and residential).
Heights may exceed
the Zone’s maximum
height with a
Conditional Use
Permit.
50 ft., except 70 ft. for
vertically mixed use
buildings (commercial and
residential).
Heights may exceed the
Zone’s maximum height
with a Conditional Use
Permit.
10 stories along primary
and secondary arterials.
6 stories along
residential/minor
collectors.
Maximum Height for
Wireless Communication
Facilities6, 9
See RMC 4-4-140
SCREENING
Outdoor, Loading, Repair,
Maintenance, Work, or
Storage Areas; Surface-
Mounted Utility and
Mechanical Equipment;
Roof Top Equipment
(Except for
Telecommunication
Equipment)
See RMC 4-4-095
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Refuse or Recyclables See RMC 4-4-090
PARKING
General See RMC 10-10-13 and 4-4-080
Required Location for
Parking
Businesses Located in Single
Family Dwellings or
Duplexes: Parking may not
occur in front of the building
and/or in the area between
the front lot line and the
front building line; parking
must occur at the side or
rear of the property. Parking
may be accommodated off
site in accordance with
RMC 4-4-080E2 or at joint
use facilities in accordance
with RMC 4-4-080E3.
Residential
Uses: Structured
parking shall be
required. Any
additional parking may
not be located
between the building
and public street
unless located within a
structured parking
garage.
Commercial
Uses: Parking may not
be located between
the building and the
public street unless
located within a
structured parking
garage.
Mixed Use: Joint
parking is required
subject to RMC 4-4-
080E3.
Parking for residential
units shall be enclosed
within the same building
as the unit it serves.
All residential parking
shall be structured
parking. Parking for all
uses shall be located
consistent with RMC 4-3-
100, Urban Design
Regulations. Site planning
must demonstrate
feasible future location of
structured parking to
accommodate infill
development.
ACCESS
Pedestrian See Urban Design Regulations in RMC 4-3-100
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Vehicular
None A connection shall be
provided for site-to-site
vehicle access ways,
where topographically
feasible, to allow a
smooth flow of traffic
across abutting CA lots
without the need to use a
street. Access may
comprise the aisle
between rows of parking
stalls, but is not allowed
between a building and a
public street.
A connection shall be
provided for site-to-site
vehicle access ways,
where topographically
feasible, to allow a
smooth flow of traffic
across abutting UC lots
without the need to use a
street. Access may
comprise the aisle
between rows of parking
stalls.
SIGNS
General
See RMC 4-4-10011 See RMC 4-4-100.
Pole signs and roof signs
are prohibited. Signs are
subject to Urban Design
Regulations (RMC 4-3-
100).
LOADING DOCKS
Location within Site
See RMC 4-4-080.
Shall not be permitted on the side of the lot adjacent to or abutting a lot zoned
residential.3
Parking, docking and
loading areas for truck
traffic shall be off-street
and screened from view
of abutting public streets.
DUMPSTER/RECYCLING COLLECTION AREA
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Size and Location of
Refuse or Recycling Areas
See RMC 4-4-090
CRITICAL AREAS
General See RMC 4-3-050
DESIGN REGULATIONS
General See Urban Design Regulations in RMC 4-3-100.
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