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AGENDA
Planning & Development Committee Regular Meeting
4:30 PM - Monday, August 12, 2019
Council Conference Room, 7th Floor, City Hall – 1055 S. Grady Way
1. Substitute House Bill 1406
a) AB - 2436 Community & Economic Development Department recommends adoption of a
resolution no later than January 31, 2020 expressing the intent to adopt legislation to
authorize the maximum capacity of the existing sales and use tax authorized by SHB 1406
within one year of the effective date of SHB 1406, or by July 27, 2020, to provide funds for
affordable and/or supportive housing.
b) Presentation
2. Docket #14
a) #D-157: SEPA Amendments
b) #D-156: Outdoor Storage
c) #D-161: Design Requirements for Assisted Living and Convalescent Centers in Residential
Zones
d) #D-162: Impact Fee Credit
e) #D-163: Conditional Use Permit Criteria
f) #D-167: Commercial &Recreational Vehicle Parking in Residential Areas
3. Expansion Projects Eligible for MFTE
a) AB - 2432 Community & Economic Development Department recommends expanding the
Multi-Family Tax Exemption (MFTE) incentive to existing buildings in Downtown that
create new dwelling units, and requests approval to reduce the minimum number of units
required to qualify for the incentive.
4. Emerging Issues in CED
AB - 2436
City Council Regular Meeting - 05 Aug 2019
SUBJECT/TITLE: Action Steps & Policy Choices under Substitute House Bill 1406, An
Act Relating to Encouraging Investments in Affordable Housing and
Supportive Housing
RECOMMENDED ACTION: Refer to Planning & Development Committee
DEPARTMENT: Community & Economic Development Department
STAFF CONTACT: Mark Santos-Johnson, Economic Development Manager
EXT.: 6584
FISCAL IMPACT SUMMARY:
SUMMARY OF ACTION:
The Substitute House Bill 1406 (SHB 1406) legislation is structured as a state sales tax credit of either .0073
percent, or .0146 percent, available to all cities and counties, meaning those cities and counties must approve
first a Resolution of Intent by January 31, 2020, and subsequently “legislation” (an Ordinance) by July 27,
2020, to authorize a sales and use tax which is then credited against the existing state sales tax. Residents and
businesses within Renton would see no increase in tax.
The sales tax is available to cities and counties for up to 20 years and must be targeted toward assisting people
with incomes at or below 60 percent of the county’s area median income (AMI). It can be used toward
acquiring, constructing, or rehabilitating housing, as well as supporting the maintenance and operations costs
of new housing units. There is an annual reporting requirement regarding the use and deployment of the state
sales tax credits.
Importantly, in order to be eligible for the full .0146 percent state sales tax credit, Renton must have either
already adopted, or within 12 months must be “levying a qualifying local tax.” The qualifying local tax must be
one of the following:
i. 10-year property tax levy, subject to voter approval, of up to .50/$1000, under RCW 84.52.105;
ii. 1/10th of 1 percent sales tax, subject to voter approval, under RCW 82.14.530;
iii. Mental health and chemical dependency sales tax under RCW 82.14.460; or
iv. 6-year excess property tax levy, subject to voter approval, under RCW 84.55.050.
Since the mental health sales tax described above under (iii) has already been imposed (by King County), the
policy choices consist of the property tax levies in (i) and (iv) or the 1/10th of 1 cent sales tax in (ii).
The city can also maximize its available funding through the “qualifying local tax” option described in SHB
1406. The levy is not prescribed, meaning Renton could develop a general housing levy, a senior affordable
housing property tax levy as it did in 1988, a veterans’ levy, or some combination thereof. The qualifying tax
levy would allow us to double the size of the funds available from the state sales tax credit (to $472,760), plus
AGENDA ITEM #1. a)
provide the additional levy proceeds. Both would be extremely helpful in addressing the affordable housing
crisis in our region and the needs in the Renton community.
EXHIBITS:
A. Issue Paper
B. Resolution
STAFF RECOMMENDATION:
Staff recommends that Council adopt, no later than January 31, 2020, a resolution of intent to adopt
legislation to authorize the maximum capacity of the existing sales and use tax authorized by SHB 1406 within
one year of the effective date of Substitute Housing Bill 1406, or by July 27, 2020, to provide funds for
affordable and/or supportive housing.
AGENDA ITEM #1. a)
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 25, 2019
TO: Don Persson, Council President
Members of Renton City Council
VIA: Denis Law, Mayor
FROM: C. E. “Chip” Vincent, CED Administrator
Doug Levy, Regional/State/Federal Affairs & Special Projects
Consultant
STAFF CONTACT: Mark Santos-Johnson, Economic Development Manager
(ext. 6584)
SUBJECT: Action Steps & Policy Choices under Substitute House Bill
1406, An Act Relating to Encouraging Investments in
Affordable Housing and Supportive Housing
ISSUE:
Should Council adopt a resolution of intent to adopt legislation to authorize the maximum
capacity of the existing sales and use tax authorized by Substitute House Bill 1406 within
one year of the effective date of SHB 1406 to provide funds for affordable and/or
supportive housing?
RECOMMENDATION:
Staff recommends that Council adopt, no later than January 31, 2020, a resolution of intent
to adopt legislation to authorize the maximum capacity of the existing sales and use tax
authorized by SHB 1406 within one year of the effective date of Substitute Housing Bill
1406, or by July 27, 2020, to provide funds for affordable and/or supportive housing.
BACKGROUND:
During the 2019 Regular Session of the Legislature, lawmakers enacted Substitute House
Bill 1406 (SHB 1406), which will result in an unprecedented commitment by the State of
Washington toward the construction of affordable and supportive housing units – over
$500 million in investment over the next 20 years.
The legislation is structured as a state sales tax credit of either .0073 percent, or .0146
percent, available to all cities and counties, meaning those cities and counties must
approve first a Resolution of Intent and subsequently “legislation” (an Ordinance) to
authorize a sales and use tax which is then credited against the existing state sales tax.
Residents and businesses within Renton would see no increase in tax.
AGENDA ITEM #1. a)
Don Persson, Council President
Page 2 of 4
July 26, 2019
The sales tax is available to cities and counties for up to 20 years (Section 1(12)) and must
be targeted toward assisting people with incomes at or below 60 percent of the county’s
area median income (AMI). It can be used toward acquiring, constructing, or rehabilitating
housing, as well as supporting the maintenance and operations costs of new housing units.
There is an annual reporting requirement regarding the use and deployment of the state
sales tax credits.
Additionally, of particular note given Renton’s close collaboration with the Renton Housing
Authority, is that:
Section 1(9) provides authority for cities and counties to bond against anticipated
sales tax revenues, both to enhance available revenue for
constructing/rehabilitating housing units and to provide grants and loans for non-
profit organizations and public housing authorities; and
Section 1(10) provides authority for cities and counties to enter into Inter-Local
Agreements (ILAs) with one or more counties, cities, or public housing authorities –
through which the city can pool authorized tax revenues, pledge bonds issued
under the Act, or allocate tax proceeds authorized under the Act.
Returning to the issue of the .0073 percent state sales tax credit, or the .0146 percent
threshold, Renton would be assured of at least the .0073 percent by adopting a Resolution
of Intent within six months of the SHB 1406 effective date (January 31, 2020) and an
Ordinance to levy the tax credit within 12 months of the effective date (July 27, 2020).
Importantly, in order to be eligible for the full .0146 percent state sales tax credit, Renton
must have either already adopted, or within 12 months must be “levying a qualifying local
tax.” The qualifying local tax must be one of the following:
(i) 10-year property tax levy, subject to voter approval, of up to .50/$1000, under RCW
84.52.105;
(ii) 1/10th of 1 percent sales tax, subject to voter approval, under RCW 82.14.530;
(iii) Mental health and chemical dependency sales tax under RCW 82.14.460; or
(iv) 6-year excess property tax levy, subject to voter approval, under RCW 84.55.050.
Since the mental health sales tax described above under (iii) has already been imposed (by
King County), the policy choices consist of the property tax levies in (i) and (iv) or the 1/10th
of 1 cent sales tax in (ii).
Also of note is that the “levying a qualifying local tax” is not prescribed within SHB 1406,
leaving flexibility with the city on what type of housing levy, and for what purpose, it may
wish to pursue.
AGENDA ITEM #1. a)
Don Persson, Council President
Page 3 of 4
July 26, 2019
Policy Choices under SHB 1406 – and Staff Recommendations
The state sales tax credit resources authorized under SHB 1406 offer Renton a profound
opportunity to address affordable housing needs in our community, with flexibility to do so
through one or more paths:
Use annual sales tax credits on its own. The Department of Revenue (DOR)
projection for Renton is $236,380 a year at the .0073 state sales tax credit level, and
$472,760 at the .0146 percent level (based on 2018 estimates);
Collaborate with the other jurisdictions participating in the South King Housing and
Homelessness Partners (SKHHP) to use the funds to collectively address housing
needs in South King County;
Work with other SKHHP jurisdictions to bond against anticipated “pooled” sales tax
revenues, either to put directly into eligible affordable housing projects; and/or
Partner with the Renton Housing Authority, or even put out a Request for Proposal
(RFP) to attract, non-profit housing organizations, to use the funds to construct
affordable housing.
The city can also maximize its available funding through the “qualifying local tax” option
described in SHB 1406. The levy is not prescribed, meaning Renton could develop a general
housing levy, a senior affordable housing property tax levy as it did in 1988, a veterans’
levy, or some combination thereof. The qualifying tax levy would allow us to double the
size of the funds available from the state sales tax credit (to $472,760), plus provide the
additional levy proceeds. Both would be extremely helpful in addressing the affordable
housing crisis in our region and the needs in the Renton community.
Suggested Next Steps:
1) At a bare minimum, the Council should adopt the attached resolution to take the 6-
month “Resolution of Intent” and 1-year “legislation” (Ordinance) options offered
under SHB 1406;
2) Council should activate an evaluation process and time period for taking a
‘qualifying local tax’ to the ballot, which would need to happen by Spring 2020 in
order to ensure Renton meets the terms for the .0146 percent state sales tax
credits laid out in SHB 1406. The evaluation period would allow for community
engagement, polling, discussions with the Renton Housing Authority and non-profit
housing organizations, discussions amongst SKHHP jurisdictions, and a go/no-go
decision;
AGENDA ITEM #1. a)
Don Persson, Council President
Page 4 of 4
July 26, 2019
3) Renton should work with the other SKHHP jurisdictions and the city’s Finance
Division staff to evaluate the potential for “pooling” the collective sales tax credits
available under SHB 1406 for the jurisdictions to collaboratively address South King
County affordable housing needs, including but not limited to evaluating potential
bonding options for the “pooled” resources, if desired; and
4) Renton should engage with the Renton Housing Authority and other non-profit
organizations regarding the potential use of the funds to support affordable
housing opportunities in the Sunset Area, downtown Renton, and/or other Renton
locations, as desired.
CONCLUSION:
The city can use SHB 1406 to access approximately $236,380 per year for twenty years (or
approximately $472,760 per year for twenty years if the city has a qualifying local tax) fund
affordable and/or supportive housing in Renton. The additional resources (including the
potential proceeds from a qualifying local tax, if applicable) would substantially assist the
city in addressing the affordable housing crisis in our region and the needs in the Renton
community.
Att: Resolution Declaring Intent to Adopt Legislation to Authorize a Sales & Use Tax for Affordable &
Supportive Housing
cc. Robert Harrison, CAO
Chip Vincent, Administrator, Department of Community & Economic Development
Jan Hawn, Administrator, Administrative Services Division
Cliff Long, Economic Development Director
Angie Mathias, Long Range Planning Manager
Guy Williams, Human Services Manager
AGENDA ITEM #1. a)
1
CITY OF RENTON, WASHINGTON
RESOLUTION NO. _______
A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, DECLARING INTENT TO
ADOPT LEGISLATION TO AUTHORIZE A SALES AND USE TAX FOR AFFORDABLE
AND SUPPORTIVE HOUSING IN ACCORDANCE WITH SUBSTITUTE HOUSE BILL
1406.
WHEREAS, in the 2019 Regular Session, the Washington State Legislature enacted, and
the Governor signed, Substitute House Bill 1406 (Chapter 338, Laws of 2019) (“SHB 1406”); and
WHEREAS, SHB 1406 authorizes the governing body of a city or county to impose a local
sales and use tax for the acquisition, construction or rehabilitation of affordable housing or
facilities providing supportive housing, and/or for the operations and maintenance costs of
affordable or supportive housing; and
WHEREAS, the tax will be credited against existing state sales taxes collected within the
City, providing additional funding to address critical housing needs within the community while
not resulting in any new tax burden on the citizens and businesses of Renton; and
WHEREAS, the tax must be targeted toward assisting people whose income is at or below
60 percent of the King County Area Median Income; and
WHEREAS, the City has determined that imposing the sales and use tax, to be credited
against the state sales tax, addresses a high‐priority need that will provide benefits to its citizens;
and
WHEREAS, in order for the City to impose the tax, the City Council must adopt within six
months of the effective date of SHB 1406 (by January 28, 2020), a resolution of intent to authorize
the maximum capacity of the tax, and within 12 months of the effective date of SHB 1406, (by
July 28, 2020), must adopt legislation to authorize the maximum capacity of the tax; and
AGENDA ITEM #1. a)
RESOLUTION NO. _______
2
WHEREAS, the maximum capacity that may be credited against the state sales tax is based
upon either a 0.0146 percent or 0.0073 percent sales tax rate, the higher of which will be
available only if the City, and its residents through an approved ballot measure, separately
authorize a qualifying affordable housing property tax levy; and
WHEREAS, this Resolution constitutes the resolution of intent required by SHB 1406; and
WHEREAS, the City Council desires to authorize the maximum capacity of the local sales
and use tax as authorized by SHB 1406 to be credited against the state sales tax, as set forth
herein;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
RESOLVE AS FOLLOWS:
SECTION I. The Council declares its intent to adopt legislation to authorize the
maximum capacity of the sales and use tax authorized by SHB 1406 within one year of the
effective date of SHB 1406, or by July 28, 2020.
PASSED BY THE CITY COUNCIL this ______ day of _______________________, 2019.
______________________________
Jason A. Seth, City Clerk
APPROVED BY THE MAYOR this ______ day of _______________________, 2019.
______________________________
Denis Law, Mayor
AGENDA ITEM #1. a)
RESOLUTION NO. _______
3
Approved as to form:
______________________________
Shane Moloney, City Attorney
RES:1813:7/29/19:scr
AGENDA ITEM #1. a)
Encouraging Investments in
Affordable Housing & Supportive
Housing: SHB 1406
Community & Economic Development
AGENDA ITEM #1. b)
What are we
Asking Council to
do on SHB 1406?•Adopt a Resolution of Intent that the City of
Renton plans to access the state sales tax credits
authorized as part of SHB 1406 –must be done
before Jan. 28, 2020;
•Adopt an Ordinance implementing and
putting into effect the state sale tax credits at a
level of either .0073% or .0146% –must be done
before July 28, 2020.AGENDA ITEM #1. b)
What is SHB 1406?
AN AFFORDABLE HOUSING BILL
SHB –Enacted by 2019 Legislature, signed
into law May 9, became effective
July 28
Creates a new local option sales tax credited
against the state sales tax that will enable local communities to construct affordable
and supportive housing units. Also allows local jurisdictions with a population of under
100,000 to use the funds toward rental assistance. Does not result in any new tax or
increase for the consumer. State’s annual commitment is projected at $26 million a
year for 20 years.AGENDA ITEM #1. b)
How Can This
Revenue Be Used?
FOR CITIES OVER 100 ,000
POPULATION:
The funds may be used for (a) acquiring,
rehabilitating, or constructing affordable
housing, which may include new units
within an existing structure or facilities
providing supportive housing services; OR
(b) operations and maintenance costs of
new units of affordable or supportive
housing.AGENDA ITEM #1. b)
How Much Revenue Will Local
Governments Receive?
•Participating jurisdictions that approve a Resolution of Intent and adopt an
implementing ordinance will receive a yearly allocation of state sales tax
credit revenues for 20 years. The allocation is based on a sales tax credit of
either .0073%or .0146%.
•Cities that have imposed a qualifying tax or do so before July 28, 2020 will
be able to access a state sales tax credit allocation based on the .0146%.
•Cities that do not have a qualifying tax or do not impose one before July 28,
2020, will be able to access a state sales tax credit allocation based on the
.0073%rate –provided they act in a timely manner on the Resolution of
Intent and implementing ordinance AGENDA ITEM #1. b)
$236,380
PER YEAR AT .0073%STATE SALES
TAX CREDIT LEVEL $472,760
PER YEAR AT .0146%STATE SALES
TAX CREDIT LEVEL
*Based on 2018 estimates
How Much Revenue Would the City of
Renton Receive?AGENDA ITEM #1. b)
What Is a Qualifying Local Tax?
A “qualifying local tax” (QLT) is a local property or sales tax that a city has imposed,
separately from SHB 1406, to address affordable housing or related issues.
THE QLT OPTIONS ARE*:
•An affordable housing levy
•A 0.1% sales and use tax for affordable housing
•A levy lid lift that is restricted solely to affordable housing
•A 0.1% sales tax for Mental Illness and Drug Dependency (MIDD funds)**
*All of the qualifying local taxes require voter approval with a simple majority vote
**King County already has imposed the 0.1% MIDD so it is effectively off the table AGENDA ITEM #1. b)
How Do We Impose This New Tax Option?
TO RECEIVE THE AFFORDABLE HOUSING SALES TAX CREDIT,WE MUST :
•Pass a resolution of intent by January 27, 2020 that indicates intention to impose the sales tax
credit at the maximum capacity by a simple majority vote of the legislative body. If this
deadline is missed, there are no other opportunities to access the tax.
•Adopt legislation authorizing that before July 28, 2020, Renton will impose its maximum
capacity of the affordable housing state sales tax credit.AGENDA ITEM #1. b)
INCLUDES THE FOLLOWING, ONE OR MORE OF WHICH CAN BE UTILIZED
•Use annual sales tax credits on its own;
•Collaborate with the other jurisdictions participating in the South King
Housing and Homelessness Partners (SKHHP);
•Work with other SKHHP jurisdictions to bond against anticipated “pooled”
sales tax revenues;
•Partner with the Renton Housing Authority or other non-profit housing
organizations to use the funds to construct affordable housing.
Policy Choices under SHB 1406 & Staff
Recommendations
AGENDA ITEM #1. b)
Suggested Options
1.Adopt the resolution to take the 6-month “Resolution of Intent” & 1-
year “legislation” options;
2.Activate an evaluation process and time period for taking a ‘qualifying
local tax’ to the ballot;
3.Work with the SKHHP jurisdictions & the city’s Finance Division to
evaluate the potential for “pooling” the collective sales tax credits;
4.Engage with the Renton Housing Authority & other non-profit
organizations regarding the potential use of the funds to support
affordable housing opportunities.AGENDA ITEM #1. b)
Final Thoughts
•The additional resources provided under SHB 1406 would substantially assist the
city in addressing the affordable housing crisis in our region and the needs in the
Renton community.
•Staff sees substantial value in pooling at least a portion of the funds Renton receives
with other SKHHP jurisdictions, and potentially with RHA as well.
•State sales tax credits authorized under SHB 1406 may be used toward housing
valued at up to 60% AMI in a given county.
•King County is more geared toward addressing affordable housing in the 0 to 30%
AMI range and to focus its funds on housing for the homeless. That is a different
approach than Renton and other SKHHP jurisdictions are likely to take.AGENDA ITEM #1. b)
H:\CED\Planning\Title IV\Docket\D-157 SEPA Amendments\D-157 Supplemental Staff Report.docx Page 1 of 2
CITY OF RENTON
Community and Economic Development Department
#D-157 SEPA Amendments
Staff: Matt Herrera
Date: July 3, 2019
Applicant or Requestor: Planning Division - Current Planning
______________________________________________________________________________
SUPPLEMENTAL STAFF REPORT
Summary: This supplemental staff report provides responses and context to issues that were raised at
the Planning Commission public hearing on June 19, 2019 regarding proposed text amendments related
to publishing SEPA threshold determinations associated with administrative land use decisions in the
Renton Reporter.
Public Hearing Testimony: Public comments provided by Andy Hobbs of Sound Publishing were in
opposition to staff recommended text amendments that would clarify the City’s Environmental Review
Procedures with regard to published notice of threshold determinations associated with administrative
land use decisions.
Background: Administrative land use decisions are those actions that do not require a public hearing
(unless appealed) and are considered a minor construction activity. Examples of administrative land use
decisions are the recently constructed Sonic fast food restaurant on Rainier Ave S and two projects in
the Benson neighborhood on 108th Ave S; the Firestone vehicle service center and the Renton Dental
Arts medical/dental office building. These projects were administratively reviewed by staff and issued
their respective site plan decision approved by the Planning Director with a SEPA threshold
determination. These are relatively small projects but are not exempt from SEPA review because the
buildings are larger than 4,000 square feet and contain parking for 20 or more vehicles.
The initial public notice for administrative land use applications is provided by a minimum of one (1) 4ft
x 8ft. public information sign posted on the site, notice mailed to property owners within 300-feet of the
site, and notice issued on the City’s website with direct links to the project’s plans and technical reports.
When the land use decision is issued, notice is provided again to the applicant, posted on the site,
mailed to all parties of record, posted on the City’s website, and a notice of the SEPA determination is
published in the Renton Reporter. Staff has recommended text amendments to simplify the procedure
for notice of SEPA determinations associated with administrative land use decisions. The amendment
would clarify that such determinations would no longer be published in Renton Reporter when the
decision is issued and instead make the notice of SEPA determination the same process currently used
for the notice of administrative land use decisions. This would result in a consistent noticing procedure
and streamline the issuance of land use decisions. The recommendation would not change the currently
codified procedure to publish notice of SEPA determinations for projects and actions that do not have
AGENDA ITEM #2. a)
#D-157 SEPA Amendments Page 2 of 2 July 3, 2019
public notice such as environmental review associated with building permits and comprehensive plan
amendments.
Larger Projects and Potentially Contentious Uses: The proposed text amendments would not change
the publishing requirement for large projects that require a public hearing or administrative land use
decisions that get appealed. Projects such as Sartori Elementary School, Solera Mixed Use (Greater Hi-
Lands Redevelopment), and June Leonard LIHI affordable housing project are the types of projects that
would continue to be published in the Renton Reporter. Large residential subdivisions (more than 9-lots)
and Planned Urban Developments that modify development standards would continue to have
published notice. The recently submitted Top Golf project and future redevelopment of the former
Renton City Hall at 200 Mill Ave will also require a published notice in the Renton Reporter.
Additionally, land uses that are often considered controversial such as diversion and transition facilities
or non-residential projects located in single-family residential zones such as religious institutions and
schools would continue to have notices published.
Reasonable Methods to Inform the Public: A consistent noticing procedure for administrative land use
decisions allows for streamlined issuance of permits while maintaining a robust and technologically
advanced method of disseminating proposed development information to the community. The City’s
land use notice page provides citizens the ability to view plans, reports, decisions, and environmental
documents. Community members are able to directly contact project managers to provide public
comment on a project or ask questions. Such tasks can now be done from a computer or hand held
device and does not require a visit to City Hall or subscription to a newspaper.
Washington State SEPA Rules require agencies to provide reasonable methods to inform the public. The
City’s administrative land use application noticing requirements of posting the property, mailing notice
to property owners within 300-feet of the property, providing notice to any person, group, or agency
who has requested notice, and posting on the City’s website along with all project documents meets this
test.
AGENDA ITEM #2. a)
H:\CED\Planning\Title IV\Docket\Docket Group 14\Group B\D-156 Outdoor Storage Page 1 of 5
CITY OF RENTON
Community and Economic Development Department
#D-156 Outdoor Storage
Staff: Clark H. Close
Date: July 17, 2019
Applicant or Requestor: CED, Planning Division
______________________________________________________________________________
General Description
Staff proposes a code amendment to the Zoning Use Table, Renton Municipal Code (RMC) 4-2-060 Zoning
Use Table – Uses Allowed in Zoning Designations, to permit bulk storage1 use in all three (3) industrial
zones (Light, Medium and Heavy) subject to certain conditions. There are many types of storage uses in
the Renton Municipal Code (RMC) and this docket item aims to classify bulk storage in the Zoning Use
Table. Bulk storage use should be categorized to provide better clarity and development standards and to
include specific separation distances from residential buildings and residential uses.
Background
Certain storage uses are classified under the Zoning Use Table. These storage uses are as follows: a)
hazardous material storage, on site or off site, including treatment; b) indoor storage; c) outdoor storage,
existing; d) outdoor storage, new; e) self-service storage; f) vehicle storage; and g) warehousing.
Bulk storage is defined under RMC 4-11-190 Definitions S, as follows:
STORAGE, BULK:
1. The holding or stockpiling on land of material and/or products where such storage constitutes forty
percent (40%) of the developed site area and the storage area is at least one acre, and where at least
three (3) of the following criteria are met by the storage activity:
a. In a bulk form or in bulk containers;
b. Under protective cover to the essential exclusion of other uses of the same space due to special
fixtures or exposed to the elements;
c. In sufficient numbers, quantities or spatial allocation of the site to determine and rank such uses
as the principal use of the site;
d. The major function is the collection and/or distribution of the material and/or products rather
than processing; and
e. The presence of fixed bulk containers or visible stockpiles for a substantial period of a year.
2. Bulk storage facilities include, but are not limited to:
a. Automobile holding and transfer depots;
b. Brick or tile storage and manufacturing;
c. Concrete block and products storage and manufacturing;
d. Contractor equipment yards;
e. Equipment or machinery of the stationary type not in use, not mounted on necessary
foundations or connected as required when during use, not designated and used as portable, and
1 The definition of “Bulk Storage” includes holding or stockpiling material and Bulk Storage Facilities, as defined by
RMC 4-11-190 Definitions S.
AGENDA ITEM #2. b)
#D-156 Outdoor Storage Page 2 of 5 July 17, 2019
not stored in a warehouse. This includes operable motor vehicles or wheeled equipment used
only periodically where storage durations exceed those provided for parking lots as defined in
RMC 4-4-080, Parking, Loading and Driveway Regulations;
f. Foundries;
g. Fuel yards, wholesale;
h. Grain or feed sites, elevators, or the open storage of grain and feed;
i. Log, random cut and chipped wood by-products storage;
j. Lumber mills and wholesalers;
k. Sand and gravel yards including sizing, transfer and loading equipment when present;
l. Scrap or junk yards and wrecking yards;
m. Solid waste holding and disposal areas;
n. Tank farms including distribution and loading systems.
3. Bulk storage facilities exclude:
a. Land banks, greenbelts, watersheds or public water reservoirs;
b. Parking lots or structures for private licensed automobiles;
c. Ship yards;
d. Warehouses alone or in conjunction with manufacturing on the site and when not including any
of the uses listed above in subsection (2)(a) through (2)(n) of this definition;
e. Facilities for storage of petroleum or any of its by-products, for use incidental to the primary use
of the property (e.g., heating, boiler or vehicular fuel or lubricants);
f. Retail service stations;
g. Retail sales lots for new or used automobiles.
Bulk storage facilities constitute an entire section under Chapter 4 City-Wide Property Development
Standards under section RMC 4-4-110, Storage Facilities, Bulk. The intent of the regulation of bulk storage
facilities is to allow such facilities in a location and manner so they are compatible with adjacent or
abutting properties and beneficial to the City and in accordance with the State Environmental Policy Act
(SEPA). It is further the intent to insure that the safety, health, welfare, aesthetics and morals of the
community are maintained at a high level. In order to meet the intent of this code section, a minimum
separation distance should be established between bulk storage/bulk storage facility and residential
buildings and residential uses.
Despite not being a frequently requested land use in Renton, bulk storage and bulk storage facilities have
the ability to be detrimental to the public health, safety, morals, and general welfare. This is one of the
factors that limits permitting of bulk storage facilities to a special permit only.
Proposed Text Amendments to Code
Staff recommends revising the bulk storage use to be allowed in the industrial zone and change the
development standards to require at least five hundred feet (500’) of separation from any residential
building or use if it is intended to serve residential uses.
Staff Recommendation
Development and zoning regulations text amendment to the City’s Municipal Code. Adopt an ordinance
amending applicable sections of RMC 4-2-060 Zoning Use Table – Uses Allowed in Zoning Designations,
RMC 4-4-110 Storage Facilities, Bulk, and RMC 4-11-190 Definitions S.
AGENDA ITEM #2. b)
#D-156 Outdoor Storage Page 3 of 5 July 17, 2019
RMC 4-2-060 Zoning Use Table – Uses Allowed in Zoning Designations:
USES: INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
IL IM IH CN CV CA CD CO COR UC
M. STORAGE
Bulk Storage P29 P29 P29
Hazardous material storage,
on site or off site, including
treatment
H24 H24 H24
Indoor storage P P P AC11 AC11 AC11 AC11 AC11 AC11
Outdoor storage, existing P29 P29 P29 P64
Outdoor storage, new P29 P29 P29 P64
Self-service storage AD29 P59 P H22 H22
Vehicle storage AD29 AD29 AD29
Warehousing P P P
29. Specified use(s) are only allowed in the Employment Area (EA) land use designation west of Rainier
Avenue South/ SR-167, provided:
a. Gambling facilities, vehicle and equipment rental, and communication broadcast and relay
towers are prohibited within the area south of I-405 and north of SW 16th Street.
b. Outdoor storage (existing and new), vehicle storage, and large vehicle sales are only allowed in
the area south of I-405 and west of Rainier Avenue South/SR-167. Outdoor storage is allowed as
an accessory use in all industrial zones.
c. The specified use shall be subject to the special permits provision pursuant to RMC 4-9-220. Bulk
storage is only allowed at least five hundred feet (500') from any residential building or use if it
is intended to serve residential uses. Bulk storage shall be consistent with the provisions of RMC
4-4-110, Storage Facilities, Bulk.
RMC 4-4-110 STORAGE FACILITIES, BULK
Update this entire section to also include bulk storage, currently only written for bulk storage facilities.
RMC 4-11-190 Definitions S:
STORAGE, INDOOR: A use engaged in the storage of goods and/or materials characterized by infrequent
pick-up and delivery, and located within a building. The definition excludes bulk storage, hazardous
material storage, self-service storage, warehousing and distribution, and vehicle storage.
STORAGE, OUTDOOR: The outdoor accumulation of material or equipment for the purpose of sale, rental,
use on site, or shipping to other locations. This definition excludes bulk storage, hazardous material
storage, warehousing and distribution, vehicle storage, and outdoor retail sales.
AGENDA ITEM #2. b)
#D-156 Outdoor Storage Page 4 of 5 July 17, 2019
STORAGE, SELF-SERVICE: A building or group of buildings consisting of individual, self-contained units
leased to individuals, organizations, or businesses for self-service storage of personal property. This
definition excludes indoor storage, warehousing, outdoor storage, bulk storage, and hazardous material
storage.
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
Allowing bulk storage as proposed would classify bulk storage as a permitted use in the industrial zones
subject to certain conditions of approval and would be subject to a special permit from the Hearing
Examiner. The review process and decision criteria for a special permit is the same as a conditional use
permit. Bulk storage facilities is a similar use that is only allowed by a special permit. Conditions and
restrictions are also proposed that are intended to establish minimum separation distances between bulk
storage and residential uses.
Effect on the City’s capacity to provide adequate public facilities
Not applicable. There are no anticipated effects on the City’s capacity to provide adequate public facilities
created by the proposed changes.
Effect on the rate of population and employment growth
There are no anticipated effects on the rate of population and employment growth created by the
proposed changes. Regulating bulk storage uses to the industrial zones may reduce the amount of land
available for bulk storage or bulk storage facilities. Residential uses are not permitted uses in the industrial
zone. Permitting bulk storage uses in the IL, IM or IH zones would be consistent with many other storage
uses already allowed in the IL, IM, or IH zones.
Whether Plan objectives are being met as specified or remain valid and desirable
Objectives of the Plan would remain valid and desirable. The IL, IM, and IH zones provide for areas for
industrial activities involving bulk handling, storage, and warehousing. The Comprehensive Plan policy of
the Employment Area (EA) Comprehensive Land Use Designation is as follows: “place areas primarily used
for industrial development or a mix of commercial and industrial uses such as office, industrial,
warehousing, and manufacturing, with access to transportation networks and transit, in the Employment
Area (EA) land use designation. Employment Areas provide a significant economic development and
employment base for the City. Maintain a variety and balance of uses through zoning that promotes the
gradual transition of uses on sites with good access and visibility to more intensive commercial and office
uses (Policy L-18).” The industrial zones are described as follows:
Light Industrial Zone – Zone property Light Industrial (IL) where it is appropriate for very low-intensity
manufacturing and industrial services. Uses and potential impacts of uses in this zone are fully contained
within their buildings. This zone implements the Employment Area land use designation.
Medium Industrial Zone – Zone property Medium Industrial (IM) where it is intended for manufacturing,
processing, assembly, and warehousing. Outdoor storage of some materials may be allowed. Uses and
potential impacts of uses in this zone are contained within the property or project site. This zone
implements the Employment Area land use designation.
Heavy Industrial Zone – Zone property Heavy Industrial (IH) where it is intended for high-intensity
fabrication, processing of raw materials, bulk handling and storage, or heavy construction and
transportation. Such uses may require significant outdoor area in which to conduct operations and
AGENDA ITEM #2. b)
#D-156 Outdoor Storage Page 5 of 5 July 17, 2019
isolation or buffering from other uses may be necessary to help control potential impacts. This zone
implements the Employment Area land use designation.
The addition of bulk storage to the IL, IM and IH zones would support the objective of this land use
designation.
Effect on general land values or housing costs
The addition of bulk storage to the industrial zones may have an effect on land values. It is anticipated
that land will be developed to the highest and best use. In some areas of the City, bulk storage would not
be the highest and best use for the site. However, with increase separation from recreational uses, the
neighboring residential buildings and residential uses could benefit from a larger setback to bulk storage.
It is not anticipated that the addition of this use would decrease property values, but may increase, as it
would provide greater benefit to existing residences.
Whether capital improvements or expenditures are being made or completed as expected
Not applicable. There are no anticipated effects on capital improvements or expenditures created by the
proposed changes.
Consistency with GMA, the Plan, and Countywide Planning Policies
The proposed amendments are consistent with GMA, the Plan, and Countywide Policies.
Effect on critical areas and natural resource lands
There are no anticipated effects on critical areas and natural resource lands. If there are such impacts with
bulk storage uses, an environmental evaluation would be part of a project's review.
AGENDA ITEM #2. b)
#D‐161 Page 1 of 3 July 3, 2019
CITY OF RENTON
Community and Economic Development Department
#D‐161 Design Requirements for Assisted Living and Convalescent Centers in Residential Zones
Staff: Angelea Weihs
Date: June 24, 2019
Applicant or Requestor: Vanessa Dolbee, Current Planning Manager
______________________________________________________________________________
General Description: Apply Urban Design District ‘B’ to assisted living, convalescent centers and
potentially other non‐residential uses within the residential zones. Currently, assisted living and
convalescent Centers are exempt from design regulations. This docket item is intended to
implement the land use policies established in the Land Use Element of the Comprehensive Plan
so that development is consistent with the purpose of the zone and land use designation.
Background
The City of Renton currently utilizes Residential Design and Open Space Standards (RMC 4‐2‐115)
to implement policies established in the Land Use Element of the Comprehensive Plan, enhance
quality of life by encouraging new residential development to produce beautiful neighborhoods
of well‐designed homes, and to mitigate adverse impacts of density for the neighborhood and the
surrounding community. Proposed residential development and redevelopment within the
residential zones undergo design review during land use and building permit review to ensure that
projects meet the City’s adopted design standards for the zone where they are located. These
Residential Design and Open Space Standards apply to all new 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 zone. However, several uses that are either outright permitted or conditionally
permitted within the residential zones, including assisted living and convalescent centers, are
consequentially exempt from design regulations if the proposal does not include dwelling units.
Assisted living and convalescent centers are typically characterized by large scale developments
that include multiple shared or private living quarters accessed via internal corridors. These
facilities often include shared interior and exterior spaces, such as dining and recreational areas.
Entry into these facilities is usually provided by one or two main entries/exits rather that individual
entries for each unit. In addition, rather than the individual garages typical of single family or
townhouse development, parking for assisted living and convalescent centers is usually provided
via surface or structured parking.
Without the clear establishment of design standards, the large‐scale and institutional nature of
these facilities can be out of character with abutting residential uses within the residential zones.
Establishing design standards for these uses can help ensure design guidelines that will help
reduce the bulk and scale for these developments, including standards for building orientation,
façade modulation, roof profile, blank wall treatment, window and door openings, building
materials, and ground level details.
AGENDA ITEM #2. c)
#D‐161 Page 2 of 3 July 3, 2019
As an alternative to the Residential Design and Open Spaces Standards of RMC 4‐2‐115, which are
more relevant for single family and townhouse‐style multifamily development patterns, staff
believes the Urban Design District ‘B’, per RMC 4‐3‐100, is a more appropriate design district for
assisted living, convalescent centers, and similar uses within residential zones.
Urban Design Districts are not currently assigned to the Resource Conservation, R‐1, R‐4, R‐6, R‐
8, R‐10, R‐14, and Residential Manufactured Home Park zones. The four urban design districts and
their corresponding zones in the City include:
i. District ‘A’: All areas zoned Center Downtown (CD)
ii. District ‘B’: All areas zoned Residential Multi‐Family (RMF)
iii. District ‘C’: All areas zoned Urban Center (UC) or Commercial Office Residential (COR)
iv. District ‘D’: All areas zoned Center Village (CV) or Commercial Arterial (CA), Commercial
Neighborhood (CN), and mixed use buildings with attached dwelling units in the
Commercial Office (CO) Zone, except for those properties included in the Automall District
and used for small vehicle sales or a secondary use identified in RMC 4‐3‐040C1, Uses
Permitted in the Renton Automall District. (Ord. 5572, 11‐15‐2010; Ord. 5675, 12‐3‐2012;
Ord. 5743, 1‐12‐2015; Ord. 5759, 6‐22‐2015; Ord. 5839, 6‐12‐2017; Ord. 5867, 12‐11‐
2017).
The design guidelines of the Urban Design District ‘B’, unlike the Residential Design and Open
Space Standards, are more compatible with campus‐like development patterns that utilize
primary building entries rather than individual unit entries, and surface/structured parking rather
than individual driveways. In addition, staff would like to evaluate whether other uses within the
residential zones, which are currently exempt from design regulations, would benefit from the
application of the Urban Design District ‘B’.
Staff Recommendation
Staff recommends applying the Urban Design District ‘B’ to assisted living, convalescent centers,
and potentially similar uses within the residential zones in order to ensure the construction of
high‐quality development that is compatible with surrounding residential uses. Further analysis is
needed to determine if the Urban Design District ‘B’ should apply to other non‐residential uses
within the residential zones. This docket would apply only to assisted living, convalescent centers,
and similar uses within the Resource Conservation, R‐1, R‐4, R‐6, R‐8, R‐10, R‐14, and Residential
Manufactured Home Park zones. All uses within other zones, such as Commercial Arterial (CA)
Zone or Commercial Office (CO) zone, would be subject to the applicable Urban Design District
and Standards that apply within that zone.
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
Not applicable. The proposed changes would not affect the rate of growth or rate of
development, but would help to ensure the growth and development that does occur is
accommodated in a manner that provides quality of life benefit to the residents of the new
community, as well as, the residents of the existing surrounding community.
Effect on the City’s capacity to provide adequate public facilities
AGENDA ITEM #2. c)
#D‐161 Page 3 of 3 July 3, 2019
Not applicable. There are no anticipated effects on the City’s capacity to provide adequate public
facilities. The collection of impact fees helps to ensure the City has the capacity to provide
adequate public facilities needed by new residents and businesses.
Effect on the rate of population and employment growth
Not applicable. There are no anticipated effects on the rate of population and employment
growth created by the proposed changes.
Whether Plan objectives are being met as specified or remain valid and desirable
The proposed changes further the objectives found in the City’s Comprehensive Plan. Extending
design standards to assisted living, convalescent centers, and other similar uses within the
residential zones will help strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
Effect on general land values or housing costs
Although the value of a project built with design requirements may be higher and may
subsequently increase the general land values, it is not anticipated that instituting design
requirements assisted living, convalescent centers, and other similar uses within the residential
zones should have a significant impact on land values or housing costs.
Whether capital improvements or expenditures are being made or completed as expected
The proposed amendment has no effect on the completion of capital improvements or
expenditures.
Consistency with GMA, the Plan, and Countywide Planning Policies
The proposed changes are consistent with the Growth Management Act (GMA), the
Comprehensive Plan, and Countywide Planning Policies. One of the goals of GMA is to encourage
development in urban areas with adequate public facilities. Renton is an urban area that has a
demonstrated record of encouraging development. The proposed changes do not affect the
encouragement of development, but do seek to accommodate growth and growth targets in a
manner that mitigates the impact of new development on existing neighborhoods.
The proposed changes also encourage the development of new communities that are of quality
design and character that new and existing resident of the City will enjoy for decades.
Goal L‐BB of the City of Renton Comprehensive Plan Land Use Element proposes to maintain a
high quality of life as Renton grows by ensuring that new development is designed to be functional
and attractive. The proposed changes seek to ensure the fulfillment of this goal. By applying
design regulations on assisting living, convalescent centers, and similar uses in the residential
zones, the proposed changes will help to encourage development that contributes to
neighborhood identity.
Effect on critical areas and natural resource lands
The proposed amendment has no effect on critical areas.
AGENDA ITEM #2. c)
h:\ced\planning\title iv\docket\d-162 impact fee credit\d-162 staff report.docx July 17, 2019
CITY OF RENTON
Community and Economic Development Department
#D-162 Impact Fees
Staff: Angie Mathias
Date: July 17, 2019
Applicant or Requestor: Planning Division
______________________________________________________________________________
General Description: Impact fees for Parks, Transportation, Fire, and Schools are charged on new
development, both commercial and residential. Renton Municipal Code states that new uses in vacant
buildings shall be assessed the difference between the rate of their new use and the most recently legally
established use. However, there is not a limit on how much time has passed between the previous and
new use that the credit is valid. Staff is proposing to establish a time limit of five years for new uses in
vacant buildings.
Background: New growth and development create additional demand and need for public facilities. State
law authorizes cities to charge impact fees so that the new growth and development contribute a
proportionate share toward the costs of new infrastructure (fire stations and associated equipment,
parks, roads, and schools). Impact fees are an important financial tool that helps the City keep its
infrastructure in pace with new development, while not compounding deficiencies and reducing the City’s
overall levels of service. The fees are paid one time by developers of new projects and are used for
improvements related to transportation, parks, fire protection, and schools. The fees can only be
expended for physical improvements (fire stations and trucks, park land and improvements, and streets
and sidewalks), not administrative, operating, or maintenance costs. Although impact fees represent a
cost to new development, the City cannot allow its infrastructure to significantly erode. Without new
growth making a contribution, the alternatives are to raise revenue by raising generalized taxes or to not
keep up with the demands of new development thereby deteriorating existing services and infrastructure.
Many jurisdictions have established a time frame for which the credit toward impact fees from the
previous use of a vacant building can be utilized. For example, Issaquah and Auburn require that it occur
within 12 month of the previous use, Redmond allows three years, and Kirkland allows five years. It is
reasonable to assume that at some point in time the use of a vacant building effectively becomes a new
use for which no credit should be provided. Five years is a very reasonable amount of time to assume that
any new vehicle trips created by the previous use have completely dispersed or effectively discontinued.
If the use is no longer there, drivers will not be going to that use. Therefore, it is appropriate to charge the
new user the full rate.
Staff Recommendation:
Amend the code for impact fees to establish a five year limit on the allowable credit for impact fees
charged toward the new use of a vacant building.
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
Not applicable. There is no anticipated effect on the rate of growth, development, and conversion of
land envisioned in the Plan.
AGENDA ITEM #2. d)
#D-162 Page 2 of 2 July 17, 2019
Effect on the City’s capacity to provide adequate public facilities
Not applicable. There are no anticipated effects on the City’s capacity to provide adequate public
facilities. However, in some instances, establishing a time limit for the use of impact fee credit for vacant
buildings may better ensure the city can provide adequate public facilities with the collection of impact
fees that would not have otherwise been collected.
Effect on the rate of population and employment growth
Not applicable. There are no anticipated effects on the rate of population and employment growth
created by the proposed changes.
Whether Plan objectives are being met as specified or remain valid and desirable
Objectives of the Plan would remain valid and desirable.
Effect on general land values or housing costs
There will likely be no effect in general land values or housing costs.
Whether capital improvements or expenditures are being made or completed as expected
Not applicable. There are no anticipated effects on capital improvements or expenditures created by the
proposed changes.
Consistency with GMA, the Plan, and Countywide Planning Policies
The proposed amendments are consistent with GMA, the Plan, and Countywide Policies.
Effect on critical areas and natural resource lands
Not applicable. There are no anticipated effects on critical areas and natural resource lands.
AGENDA ITEM #2. d)
H:\CED\Planning\Title IV\Docket\D‐163 CUP Criteria\D‐163 Staff Report.docx Page 1 of 3
CITY OF RENTON
Community and Economic Development Department
#D‐163 Conditional Use Permit (CUP) Criteria
Staff: Matt Herrera
Date: July 3, 2019
Applicant or Requestor: Planning Division ‐ Current Planning
______________________________________________________________________________
General Description: Update the City’s Conditional Use Permit criteria as it relates to opportunities for
additional height and density allowances within commercial and industrial zoned properties. This docket
item aims to provide specific decisional criteria in the Conditional Use Permit code section when
commercial and industrial zone development standards allow for height increases or additional residential
density with Conditional Use Permit approval.
Background
A Conditional Use Permit (CUP) is required for certain land uses with special characteristics that may not
generally be acceptable within a certain zoning district, but may be permitted subject to conditions and
mitigation measures that protect public health, safety and welfare and ensure compatibility with other
uses in the district. Examples of uses that require CUP approval are group homes, schools, religious
institutions, government facilities, diversion facilities, auto wrecking yards, hazardous materials storage,
and wireless communication facilities. CUP approval often coincides with site plan and environmental
review. The CUP component of the review considers the following factors related to the proposed use
when issuing decisions:
1. Consistency with Plans and Regulations
2. Appropriate Location
3. Effect on Adjacent Properties
4. Compatibility
5. Parking
6. Traffic
7. Noise, Light, and Glare
8. Landscaping
The Renton Municipal Code also allows consideration of increased height and density in commercial
zones with a CUP. This differs from the description referenced above because height and density are
development regulations and not land uses. The CUP allows City staff or the Hearing Examiner to
mitigate and add conditions to a request for increased height and density, however the factors
referenced above for considering the CUP are intended to review a land use. Staff recommends text
amendments within the CUP code section specifically related to requests for increased height and
density. The CUP code section already contains specific criteria for wireless communication facilities,
live‐work units, transition facilities, and diversion facilities.
Existing Height Regulations
The Center Downtown, Commercial Office, Center Village, Commercial Arterial, and Light Industrial
zones allow increased height over their respective maximums with CUP approval. Additional criteria to
AGENDA ITEM #2. e)
#D‐163 CUP Criteria Page 2 of 3 July 3, 2019
consider for the request is located as a footnote in the Zoning Use Table and not within the CUP code
section.
In the Center Downtown (CD) zone, requests to exceed the 95‐foot height limitation include the
following considerations:
1. Location Criteria
2. Comprehensive Plan
3. Effect on Adjacent or Abutting Properties
4. Bulk
5. Light and Glare
In the Center Village (CV) zone requests to exceed heights of 50‐feet (45‐feet when abutting residential
zones) and in the Commercial Arterials (CA) zone requests to exceed heights of 50‐feet for
nonresidential buildings and 70‐feet for mixed use (commercial/residential) include the following
considerations:
1. Location Criteria
2. Comprehensive Plan
3. Effect on Adjacent or Abutting Properties
In the Commercial Office (CO) zone requests to exceed the 250‐foot height limitation by up to 50‐feet
with bonuses for plazas and other amenities, subject to an Administrative Conditional Use Permit with
no other considerations other than the CUP decisional criteria.
In Light Industrial (IL) zone requests to exceed heights of 50‐feeet outside the Employment Area
requires an Administrative Conditional Use Permit with no considerations other than the CUP decisional
criteria.
When analyzing a CUP related to height, there are duplicative decisional criteria in the development
standards footnote and CUP decisional criteria such as consistency with the comprehensive plan,
location, light/glare, and effect on properties. Also, landscaping is a criterion that is not relevant in the
context of a height increase.
Additional considerations related to height are the maximums permitted by the Federal Aviation
Administration (FAA). Due to the proximity of the Renton Municipal Airport, a height restricted overlay
further restricts maximum heights and would supersede height maximums permitted by the City’s
development regulations. When land use applications are submitted within the overlay, the applicant is
required to provide evidence that their building would not penetrate FAA regulated navigable airspace.
Existing Density Regulations related to CUPs
The CD zone allows up to 100 dwelling units per net acre outright if the development standards for the
zone are met. Density may be increased up to 150 dwelling units per net acre subject to Administrative
Conditional Use Permit approval. No considerations other than the CUP decisional criteria are noted in
the density in the development regulations.
Staff Recommendation
Text amendments to the CUP decisional criteria specific to height and density increases. Provide
consistent considerations regardless of zone related to the specific impacts of height. Remove duplicative
and inapplicable criteria from the CUP code section as it relates to height and density.
AGENDA ITEM #2. e)
#D‐163 CUP Criteria Page 3 of 3 July 3, 2019
Consider height increase CUP decisional criteria to include but not limited to:
1. Comprehensive Plan – Compatible with general purpose, goals, objectives, etc.
2. Effect on Abutting and Adjacent Properties – Consider setbacks and upper story step backs when
adjacent/abutting residential zones, public parks/open spaces, and historically significant areas.
3. Bulk and Scale – Consider massing impacts on site and design enhancements. Provide additional
human scale features at and near the ground level.
4. Light and Glare – mitigate light and glare impacts.
5. Shade and Shadow – Minimize shade and shadow impacts in surrounding area.
Consider density increase CUP decisional criteria for the CD zone to include but not limited to:
1. Location Criteria – related to the proximity of streets that have sufficient capacity to
accommodate additional traffic and accessible to public transit.
2. Comprehensive Plan – Compatible with general purpose, goals, objectives, etc.
3. Diverse Unit Mix – Provide an appropriate distribution of studio, one, two, and three bedroom
units.
4. Parking – Ensure adequate parking for residents and guests is provided.
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
There is no anticipated effect on the rate of growth, development, and conversion of land envisioned in
the Plan. No additional density or height is being considered, but instead decisional criteria for the
height and density increases that are already permitted with a CUP.
Effect on the City’s capacity to provide adequate public facilities
There are no anticipated effects on the City’s capacity to provide adequate public facilities.
Effect on the rate of population and employment growth
There are no anticipated effects on the rate of population and employment growth created by the
proposed changes. The recommendation would provide decisional criteria for height and density
increases that are already permitted with a CUP.
Whether Plan objectives are being met as specified or remain valid and desirable
Objectives of the Plan would remain valid and desirable. Densities and height increases would be
located in commercial and industrial areas.
Effect on general land values or housing costs
There will likely be no effect in general land values or housing costs.
Whether capital improvements or expenditures are being made or completed as expected
Not applicable.
Consistency with GMA, the Plan, and Countywide Planning Policies
The proposed amendments are consistent with GMA, the Plan, and Countywide Policies.
Effect on critical areas and natural resource lands
There will be no effect on critical areas and natural resource lands.
AGENDA ITEM #2. e)
Page 1 of 6
CITY OF RENTON
Community and Economic Development Department
#D‐167: Commercial and Recreational Vehicle Parking in Residential Areas
Staff: Paul Hintz, Senior Planner
Date: July 17, 2019
Applicant or Requestor: Code Compliance Division
General Description
The City’s Code Compliance Division has requested the topic of commercial and recreational vehicle
parking on residential properties be addressed through the City’s legislative process (i.e., annual Docket
work). The Code Compliance Division often lacks code to enforce when residents request action by the
City to address the type of or manner in which vehicles are parked. Typically, residents request action
because of the actual or perceived way in which commercial or recreational vehicles interfere with the
enjoyment of their property, the effect on their property values, or simply the visual impact on the
neighborhood. Through this Docket Item staff intends to solicit feedback from the public and elected
officials regarding the parking of commercial and recreational vehicles on residential properties and, if
regulations are desired, how they should be regulated.
Background
Residents regularly submit requests for the City’s Code Compliance Division to address issues related to
commercial or recreational vehicles parked on residential properties, but unlike many peer jurisdictions
Renton’s Municipal Code lacks regulations to enforce. The City has adopted standard regulations dealing
with junk vehicles that, in part, requires vehicles to be licensed and operable. The City also limits the
number of vehicles that may be parked on a residential lot to four of any type.
Commercial Vehicles:
Commercial vehicles are defined in different ways by municipalities across the state. Many cities rely
on the definition provided by the Revised Code of Washington (RCW) 46.04.140 (see below), or an
expanded version.
RCW 46.04.140: "Commercial vehicle" means any vehicle the principal use of which is the
transportation of commodities, merchandise, produce, freight, animals, or passengers for hire.
Below is Edmonds definition, which also includes construction and farming as a primary use for which
a vehicle is used that qualifies it as a commercial vehicle.
“Commercial vehicle” means any motor vehicle, the principal use of which is the transportation of
commodities, merchandise, produce, freight, vehicles, animals, passengers for hire, or which is used
primarily in construction or farming, including but not limited to bulldozers, backhoes, tractors and
cranes.
AGENDA ITEM #2. f)
#D‐167 Page 2 of 6 July 17, 2019
Edmonds regulations (different from the definition) require a Conditional Use Permit (i.e., a
discretionary permit that considers the impacts to surrounding properties and the public realm) to park a
commercial vehicle (as defined above) or any vehicle weighing more than 10,000 pounds. By adding the
metric of gross vehicle weight (GVW), the City of Edmonds has established a clear threshold that is
applicable regardless of the whether or not a vehicle is deemed “commercial” based on the definition.
Many cities have employed this tactic of using a generic definition coupled with a metric, or simply two
or more metrics.
Below is a table comparing the way in which some cities define and/or limit the allowed size of vehicles
on residential property. Cities tend to base their regulations on the vehicle length, width, GVW, or gross
vehicle weight rating (GVWR), which is the GVW plus the maximum weight of gas and passengers/goods
deemed to be safe for operation by the manufacturer and federal government.
City Length
(feet)
Width*
(inches)
GVW
(lbs)**
GVWR
(lbs)**
Uses RCW Definition
of Commerical Vehicle
(RCW 46.04.140) or
similar description
Auburn 26,001
Bellevue 19***
Burlington 20** 10,000
Edmonds 10,000 Yes
Issaquah Yes
Kent 19*** 26,001
Mill Creek 6,000 Yes
Olympia >80 9,000 Yes
Puyallup 20 >84
Redmond 10,000
Sequim 12,000
Tacoma 10,000 Yes
University Place 10,000
Walla Walla 26,001
Woodland 14,500
*Excluding outside mirrors
**Includes any attached trailer
***if "used in a commercial enterprise"
Below are some examples of abbreviated regulations from various cities in Washington.
Auburn: No commercial vehicle allowed on any property zoned R‐4 thru R‐14. No more than
one commercial vehicle on any property within the R‐1 residential zone, and no more than
two commercial vehicles on any property within the RC zone.
AGENDA ITEM #2. f)
#D‐167 Page 3 of 6 July 17, 2019
Bellevue: Commercial vehicles prohibited from parking overnight on residential properties
unless approved through a Home Occupation Permit.
Burlington: Must be stored in garage or private driveway.
Edmonds: No more than one commercial vehicle or any commercial vehicle > 10,000 pounds
licensed gross vehicle weight per dwelling unit on any lot in any R zoned district except as
allowed thru a conditional use permit.
Issaquah: No commercial vehicle allowed unless delivering goods or providing services.
Kent: No commercial vehicle allowed unless delivering goods or providing services.
Olympia: No commercial vehicles or trailers longer than 20’.
Mill Creek: No commercial vehicles or combination of vehicle and trailer > 6,000 lbs.
Puyallup: No commercial vehicle allowed for any period unless the vehicle is otherwise
screened from other property or the street.
Redmond: No commercial vehicle allowed for any period.
Questions for the Planning Commission:
Should the City of Renton regulate the parking of commercial vehicles on residential
properties?
If so, of the example definitions and regulations, which seem most appropriate?
Recreational Vehicles:
Similar to the commercial vehicle definitions and restrictions of various Washington cities, regulations
pertaining to the storage of recreational vehicles (RVs) (e.g., motorhomes, watercraft, and trailers) on
residential properties are also quite different among cities, albeit with some consistent similarities. For
example, many cities require RVs to be:
1. stored in the rear or side yard;
2. parked on an approved driveway or parking pad (i.e., allowed on impervious surfaces
installed in compliance with development standards);
3. screened from adjoining properties and the public right‐of‐way by 6’ solid board fencing or
landscaping;
4. Limited to one total or one in a specified area (e.g., in front of the house); and
5. Parked perpendicular to the street if the municipality allows any RVs to be parked in a front
yard setback or driveway.
Below are abbreviated codes of various Washington cities that regulate RVs on residential properties.
Issaquah:
RVs must be kept in a side or rear setback (must be parked on impervious surface).
Screening from adjacent properties is encouraged.
If the vehicle cannot be stored in a side or rear setback due to site constraints, the vehicle
must be parked off‐site during those extended times when not in use.
AGENDA ITEM #2. f)
#D‐167 Page 4 of 6 July 17, 2019
Boats & trailers must be parked in a driveway or garage if not parked in the rear or side yard.
Screening is encouraged.
Olympia:
Vehicles, boats cannot be stored within 5’ of any side or rear property line without written
approval of the occupant of the adjoining property
Puyallup:
If rear yard is accessible or side yard large enough, the RV cannot be stored in the front yard
If parked in the front yard, must be parked on gravel or paved surface
Redmond:
Permitted Parking Locations (in order of preference):
Within a vented garage or carport;
In a side or rear yard;
Within a front yard on a driveway only, parked perpendicular to the right‐of‐way.
If none of the above locations are feasible, the recreational/utility vehicle must be
stored off‐site.
If parked on the side or rear of a lot, must be sight‐screened with landscaping from the street
if not parked perpendicular to that street.
Sequim: (these standards also apply to commercial vehicles)
Front yard: Only allowed in driveway for a period not to exceed 24 hours.
Side yard: Must be on a driveway or pad, provided the RV does not extend beyond the front
of the house.
Rear yard: Must be on a pad and must not obstruct the sight distance in alleyways.
Woodland:
Cannot park in the front building setback unless there is no reasonable access to the building
side yards or rear yards because of topography or other physical conditions on the site
No more than one recreation and/or utility vehicle shall be parked in the front setback
No more than three stored outside per single‐family lot
Kent:
No more than one may be stored outside an enclosed building
Mill Creek:
Cannot be parked or stored in any front yard or front yard setback area including the driveway.
Any vehicles stored in a side yard shall be fully screened from view from any public right‐of‐
way
Burlington:
May only be stored outside if on a private driveway
Bellevue:
First Preference: Housed within a vented garage, or within a carport which is sight‐screened
from abutting properties by solid board fencing or sight‐obscuring landscaping at least six feet
in height.
AGENDA ITEM #2. f)
#D‐167 Page 5 of 6 July 17, 2019
May be located within a side or rear yard if in compliance with setback requirements
applicable to accessory structures and sight‐screened from abutting properties by solid board
fencing or sight‐obscuring landscaping at least six feet in height.
If there is no reasonable access to a rear or side yard, either one vehicle (e.g., RV, watercraft,
or utility trailer) not exceeding 28 feet in length may be located in the front yard as follows:
In driveway perpendicular to the street, if primary structure setbacks are met and sight‐
screened from the closest abutting property by solid board fencing or landscaping >6’
high; or
Within the required front setback area if completely sight‐screened from the street and
from the closest abutting property. The sight screening must consist of plant material;
however, a gate is permissible if necessary to maneuver the vehicle or watercraft;
Vehicle or watercraft must be licensed and operable.
Recreational vehicles, watercraft and utility trailers exceeding 40 feet in length are not
permitted in any Residential Land Use Districts
Questions for the Planning Commission:
Should the City of Renton regulate the parking of recreational vehicles on residential
properties?
If so, of the example regulations, which seem most appropriate?
General Parking Restrictions:
As noted above, the City currently requires vehicles to be licensed and operable, and limits the
number of vehicles that may be parked outside of a garage on residential properties to four of any type.
In review of other municipal codes there seemed to be consistency among many codes with regard to the
following:
Restrict parking within sight distances of driveways or street intersections
Limit parking to impervious surfaces (asphalt, concrete, etc.)
Prohibit “spill‐over” parking onto public sidewalk or street
Require that recreational vehicles maintained in a clean, well‐kept state that does not detract
from the appearance of the surrounding area.
Questions for the Planning Commission:
Should the City consider changing the number of allowed vehicles? And, if so:
1. Increase maximum of four vehicles based on number of licensed drivers or based on lot
size?
2. Should recreational vehicles (motorhomes, boats, trailers, etc.) count towards the
maximum?
Staff Recommendation
None at this time.
AGENDA ITEM #2. f)
#D‐167 Page 6 of 6 July 17, 2019
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
There are no anticipated effects.
Effect on the City’s capacity to provide adequate public facilities
There are no anticipated effects.
Effect on the rate of population and employment growth
There are no anticipated effects.
Whether Plan objectives are being met as specified or remain valid and desirable
Plan objectives are being met as specified or remain valid and desirable.
Effect on general land values or housing costs
There are no anticipated effects.
Whether capital improvements or expenditures are being made or completed as expected
Capital improvements or expenditures are being made or completed as expected.
Consistency with GMA and Countywide Planning Policies
Proposed amendments have no bearing on the GMA and Countywide Planning Policies.
Effect on critical areas and natural resource lands
There are no anticipated effects.
AGENDA ITEM #2. f)
AB - 2432
City Council Regular Meeting - 05 Aug 2019
SUBJECT/TITLE: Expansion Projects Eligible for Multi-Family Property Tax Exemption
RECOMMENDED ACTION: Refer to Planning Commission and Planning & Development
Committee
DEPARTMENT: Community & Economic Development Department
STAFF CONTACT: C. E. "Chip" Vincent, CED Administrator
EXT.: 6588
FISCAL IMPACT SUMMARY:
N/A
SUMMARY OF ACTION:
The City has an adopted incentive that exempts multi-family housing from paying the property tax on the
value of the housing portion of the improvements for eight or twelve years. This incentive, the Multi-Family
Tax Exemption (MFTE), is only available in areas the City has designated as being eligible, currently Sunset and
Downtown. Any new multi-family projects in these areas can receive waived taxes for eight years. If 20% of
the units constructed are affordable housing units, the taxes can be waived for twelve years. The City has
received a request to make this incentive available to existing buildings in Downtown that create new dwelling
units and to reduce the minimum number of units required to qualify.
EXHIBITS:
STAFF RECOMMENDATION:
Refer to the Planning & Development Committee and Planning Commission for review. Following this review,
the Planning Commission will present code revision recommendations to Council.
AGENDA ITEM #3. a)