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Home My WebLink AboutCI-183CI-183 Page 1 of 4 Department of Community and Economic Development Planning Division ADMINISTRATIVE CODE INTERPRETATION ADMINISTRATIVE CODE INTERPRETATION #: CI-183 MUNICIPAL CODE SECTIONS: RMC 4-2-110E, RMC 4-11-020, RMC 4-11-120, REFERENCE: Ordinance 6049 SUBJECT: Applicability and Definitions for Building/Lot Coverage BACKGROUND: Two terms with seemingly similar meanings are utilized throughout Renton Municipal Code (RMC) and therefore have created opportunities for misinterpretation and inconsistent application. Review of and clarifying language for “building coverage,” “lot coverage” and “building footprint” are needed to reduce ambiguity and ensure consistent application of standards. Building coverage is an undefined term that is frequently referenced where lot coverage, a defined term, is the intended meaning. To further complicate the issue, building coverage is the term used in the various tables where development standards are located. For reference, see RMC 4-2-110A, Development Standards for Residential Zoning Designations, RMC 4-2-110D, Development Standards for Residential Manufactured Home Park Zoning Designation, RMC 4-2-120A and RMC 4-2-120B, Development Standards for Commercial Zoning Designations. Considering the frequency in which building coverage and lot coverage are referenced, Staff recommends amending code to include a definition for building coverage (“See definition of lot coverage”) to address the discrepancy created by interchangeable use of terms while avoiding the need for minor code amendments to a substantial number of code sections. Related to maximum building coverage, Ordinance 6049 adopted several amendments to improve feasibility of siting detached accessory buildings (i.e., garden and storage sheds) and providing overhead weather protection for patios and decks “attached” to the primary residence. The ordinance included an amendment to condition number 17, which created an additional building/lot coverage allowance. The condition was amended as follows: 17. The lot coverage of accessory dwelling units shall not be calculated towards maximum building/lot coverage. Coverage attributed to detached accessory structures, and roofs attached to the façade of the primary structure CI-183 Page 2 of 4 may exceed the maximum building/lot coverage by five percent (5%). Condition 17 is applied to RMC 4-2-110B, Development Standards for Residential Development (Detached Accessory Buildings) and RMC 4-2-110C, Development Standards for Residential Development (Accessory Dwelling Units), but was inadvertently omitted from RMC 4-2-110A, Development Standards for Residential Zoning Designations. This omission is an error, and the footnote should be applied to allow property owners to enjoy the benefit of the additional building/lot coverage allowance. DECISION: Amend Title 4 of the Renton Municipal Code to add clarity to the definitions of lot coverage and building footprint, adopt a definition for building coverage that is synonymous with lot coverage, and apply condition 17 to RMC 4-2-110A to grant residential primary structures flexibility to exceed the building/lot coverage of the underlying zone by five percent (5%) as intended by D-199/Ord. 6049. JUSTIFICATION: Adopting the proposed definition for "building coverage" is the most efficient way to address the inconsistent use of language/discrepancies without potentially creating other code conflicts due to pending and anticipated code amendments in the current docket cycle. Related to the applicability of condition 17, a public hearing for the docket item associated with ORD. 6049, D-199, was held on August 18, 2021, where staff presented a summary of proposed code amendments, which included the additional building/lot coverage allowance for roofs attached to the façade of the primary structure. Therefore, omitting condition 17 from RMC 4-2-110A conflicts with Planning Commission’s recommendation and the City Council’s legislative intent. ADMINISTRATOR APPROVAL: Vanessa Dolbee EFFECTIVE DATE: October 4, 2023 BINDING: Under principles of judicial finality, administrative code interpretations that are not timely appealed are binding. This binding decision is a formally adopted interpretation of existing Renton Municipal Code. 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. CI-183 Page 3 of 4 SPECIFIED CODE SECTIONS SHALL BE READ AS FOLLOWS: RMC 4-2-110E CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR RESIDENTIAL ZONING DESIGNATIONS 17. The lot coverage of accessory dwelling units shall not be calculated towards maximum building/lot coverage, however impervious surface standards remain applicable. 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%). (Ord. 6049, 12-13-2021) RMC 4-11-020, DEFINITIONS B BUILDING COVERAGE: See LOT COVERAGE. BUILDING FOOTPRINT: The area of a lot or site included within the surrounding exterior walls of a building or portion of a building, exclusive of courtyards and uncovered decks and porches. In the absence of surrounding exterior walls, the building footprint shall be include the area under the horizontal projection of the roof. RMC 4-11-120, DEFINITIONS L LOT COVERAGE: The horizontal area measured within the outside of the exterior walls of all principal and accessory buildings on a lot including all covered decks and porches The percentage of the lot area covered by principal and accessory buildings as projected on a horizontal plane. The lot coverage calculation shall include the area enclosed by the exterior walls of a building or accessory building, including all covered decks, porches, and stairs. Where lot coverage is referenced refer to the applicable building coverage standards. Should any conflict result, the Administrator shall determine the effective code. STAFF CONTACT: Katie Buchl-Morales, x. 6578 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. CI-183 Page 4 of 4 4-2-110A1 DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY STRUCTURES) RC R-1 R-4 R-6 R-8 R-10 R-14 RMF Maximum Building Coverage (including Primary and Accessory) 17 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.