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Home My WebLink AboutCI-197 CI-197 Page 1 of 1 Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/CODE INTERPRETATION ADMINISTRATIVE CI-197 CODE INTERPRETATION #: MUNICIPAL CODE RMC 4-9-065, Density Bonus Review SECTIONS: REFERENCE: RMC 4-9-065, Density Bonus Review SUBJECT: Bonus Density Applicability and Maximum Allowances BACKGROUND: RMC 4-9-065 establishes a density bonus program that allows residential development to exceed the maximum density otherwise permitted in a zoning district in exchange for the provision of affordable housing units or other qualifying public benefits. Ordinance No. 6135 amended RMC 4-9-065 as part of a broader package of code updates related to affordable housing incentives. As adopted, language that previously limited bonus density eligibility to market rate residential development was removed, resulting in ambiguity regarding the scope of the bonus density provisions. Prior to Ordinance No. 6135, and throughout the legislative record supporting the density bonus program, staff reports and policy discussions consistently described the program as an incentive allowing additional market rate dwelling units in exchange for affordable housing. The density bonus framework was not intended to apply to development consisting entirely of affordable housing or other non-market-rate residential uses. In addition, as part of the City’s adoption of the RMF-2 zoning district, the Density Bonus Maximum Allowances table in subsection D of RMC 4-9-065 was not updated to explicitly list RMF-2 as an eligible subject zone. This omission created an administrative ambiguity regarding whether RMF-2 should be treated consistently with RMF for purposes of bonus density eligibility. DECISION: Bonus density under RMC 4-9-065 applies only to market rate residential development and allows additional market rate dwelling units in exchange for CI-197 Page 2 of 5 the provision of affordable housing or an approved cash payment in lieu of on-site affordable housing. Residential development that does not include market rate dwelling units is not eligible for bonus density under RMC 4-9-065. For purposes of administering RMC 4-9-065, the RMF-2 zoning district shall be treated consistently with RMF where RMF is identified as an eligible subject zone in the Density Bonus Maximum Allowances table. JUSTIFICATION: This interpretation clarifies the original legislative intent of the City’s density bonus program and restores consistency with prior staff reports, ordinance history, and long-standing administrative practice. The density bonus program is structured as an incentive that allows additional market-rate dwelling units in exchange for the provision of affordable housing. Applying bonus density to non-market-rate development would be inconsistent with the purpose, structure, and economic rationale of RMC 4-9-065 and would represent an unintended expansion of the program absent legislative findings or policy direction. This interpretation also corrects an administrative omission following adoption of the RMF‑2 zoning district by ensuring RMF‑2 is treated consistently with RMF in the Density Bonus Maximum Allowances table. 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. SPECIFIED CODE SECTIONS SHALL BE READ AS FOLLOWS: 1.Applicability: Density bonuses may be requested for the following types of projects that meet the requirements of this Section: 2/13/2026 CI-197 Page 3 of 5 a. Bonus market rate dwelling units in exchange for theResidential development that includes construction of on- site affordable housing, or cash payment to support construction of off-site affordable housing in lieu of on-site affordable housing. b. Assisted living facilities. c. Cottage house developments. d. Commercial to residential conversions, if constructed entirely within the existing building envelope. 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 cottage housing density bonus requirements and all other applicable requirements for development are met: SUBJECT ZONES MAXIMUM DENSITY BONUS AFFORDABLE HOUSING R-14 and , RMF, and RMF-2 30% above the maximum net density permitted by the subject zone pursuant to RMC 4-2-110A. CV and UC 30% above the maximum net residential density permitted by the subject zone pursuant to RMC 4-2- 120A. CD, CO, and COR 30% above the maximum net residential density permitted by the subject zone pursuant to RMC 4-2- CI-197 Page 4 of 5 120B. If the applicant is seeking conditional use permit approval to increase density within applicable zones (CD and CO), the applicant may request a maximum density bonus of up to 30% above the maximum density permitted via conditional 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 and RMF- 2 50% above the maximum net density permitted by the subject zone pursuant to RMC 4-2-110A. CV and UC 50% above the maximum net residential density permitted by the subject zone pursuant to RMC 4-2- 120A. CD, CO, and COR 50% above the maximum net residential density permitted 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 times the number of lots identified in the pro forma subdivision plan, CI-197 Page 5 of 5 based on the maximum net density permitted 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 residential density permitted by the subject zone pursuant to RMC 4-2- 120A and 4-2-120B. STAFF CONTACT: Angelea Weihs, x7312