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Department of Community and Economic Development
Planning Division
ADMINISTRATIVE POLICY/CODE INTERPRETATION
ADMINISTRATIVE CI-198 CODE INTERPRETATION #:
MUNICIPAL CODE SECTIONS: RMC 4-2-110B, Development Standards for Residential High Density Zones – Primary Structures; RMC 4-2-110I, Conditions Associated with Residential Development Standards Tables; and RMC 4-9-065, Density Bonus Review
REFERENCE: RMC 4-2-110B and RMC 4-2-110I
SUBJECT: Incorrect Footnote Reference for RMF-2 Maximum Net Density
BACKGROUND: RMC 4-2-110B contains a table titled “Development Standards for Residential High Density Zones – Primary Structures,” which establishes minimum and maximum net density standards for R-10, R-14, RMF, and RMF-2 zones.
In the “Maximum Net Density” row, the RMF-2 column lists “40 dwelling units” with a superscript reference to footnote 20. Footnote 20, located in RMC 4-2-110I, addresses parking requirements based on proximity to a major transit stop for middle housing and accessory dwelling units.
Middle housing is not permitted in the RMF-2 zoning district. As such, footnote 20 is not applicable to RMF-2 development standards. Review of the table structure and associated conditions indicates that RMF-2 was intended to carry the same applicable footnotes as the RMF zone, including the density bonus footnote.
The reference to footnote 20 in the RMF-2 maximum net density row is the result of an administrative error and creates internal inconsistency within the development standards table.
DECISION: The superscript footnote reference “20” shown next to the RMF-2 maximum net density standard in RMC 4-2-110B shall be interpreted as an administrative error and shall instead be applied as footnote 29,
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consistent with the RMF zoning district, including eligibility for a density bonus only in accordance with RMC 4-9-065, Density Bonus Review.
JUSTIFICATION: This interpretation corrects a clear error and restores internal consistency with the Residential High Density Zones development standards.
Footnote 20 governs parking requirements for middle housing and ADUs based on walking distance to a major transit stop. Because middle housing is not permitted in the RMF-2 zoning district, footnote 20 cannot logically or legally apply to RMF-2 maximum net density standards.
The structure of the RMC 4-2-110B table demonstrates that RMF and RMF-2 are intended to be administered consistently as comparable high-density residential zones. RMF-2 was not intended to introduce unique or unrelated conditions tied to middle housing regulations.
Applying footnote 29 to RMF-2 maximum net density aligns the table with its intended regulatory framework, maintains consistency with RMF standards, and correctly references that density bonuses are administered through the criteria established in RMC 4-9-065.
ADMINISTRATOR APPROVAL: _______________________________________ Gina Estep
EFFECTIVE DATE: _______________________________________
BINDING Under principles of judicial finality, administrative code
interpretations that are not timely appealed are binding.
APPEAL PROCESS: To appeal this determination, a written appeal accompanied by the required filing fee must be filed with the City's Hearing Examiner (1055 South Grady Way, Renton, WA 98057, 425-430-6551) no more than 14 days from the date of this decision. Section 4-8-110 of the Renton Municipal Code provides further information on the appeal process.
DISCLAIMER: Excerpts from the Renton Municipal Code shown below may not contain the most recently codified text. In such instances, code amendments implemented through this Administrative Code Interpretation shall be construed to affect the current code and past/future Administrative Code Interpretations not yet codified in the same manner as shown below. Should any conflicts result, the Administrator shall determine the effective code.
2/24/2026
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SPECIFIED CODE SECTIONS SHALL BE READ AS FOLLOWS:
4-2-110B DEVELOPMENT STANDARDS FOR RESIDENTIAL HIGH DENSITY ZONES –
PRIMARY STRUCTURES1
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, Except per Net
10 Acres in RC)2, 14, 15
10 dwelling
units29
14 dwelling
units29
20 dwelling
units29
40 dwelling
units2029
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
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
15 ft.11, except
when all vehicle
access is taken
Townhouses: 15 ft.11, except
when all vehicle access is
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is taken from
an alley, then
15 ft.39
from an alley,
then 10 ft.39
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
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.
Maximum
Impervious Surface
Area
70% 80% 75%
Maximum Number of
Stories
2 3
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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.
STAFF CONTACT: Angelea Weihs, 425-430-7312