HomeMy WebLinkAboutExhibit 1-Renton Draft Comprehensive Plan
CITY OF RENTON COMPREHENSIVE PLAN 1
Amended Elements with
Planning Commission
Recommendations
Contents
Vision ............................................................................................................................................................................................................. 2
Land Use ....................................................................................................................................................................................................... 5
Transportation .......................................................................................................................................................................................... 14
Housing and Human Services ................................................................................................................................................................ 35
Economic Development .......................................................................................................................................................................... 47
Climate & Resilience ............................................................................................................................................................................... 50
Parks, Recreation, Natural Areas, and Trails ....................................................................................................................................... 63
Community Planning ............................................................................................................................................................................... 65
Utilities ....................................................................................................................................................................................................... 68
Capital Facilities ....................................................................................................................................................................................... 87
Shoreline Management ........................................................................................................................................................................... 90
Glossary ................................................................................................................................................................................................... 106
CITY OF RENTON COMPREHENSIVE PLAN 2
Vision
A regionally vital and connected city fostering inclusivity, dynamic
economic growth, safety, environmental stewardship, and
community, enabling all residents to experience prosperity and
quality of life.
The Vision is of a thriving, opportunity-rich community with
economic vitality, sustainability, inclusivity, and high-
quality municipal services. This community envisions:
An inclusive city that offers opportunity,
resilience, and equitable outcomes for all to
ensure social, economic, environmental, and
racial justice;
A sustainable city that promotes economic
vitality, environmental quality, and resilience to
climate change;
A healthy and safe community that has cohesive,
diverse neighborhoods and a growing variety of
housing to meet the various needs and wants of
its diverse population;
A full spectrum of employment opportunities with
a dynamic, diversified employment base;
A regional center for active and passive
recreation that features access for all to a
healthy river, a clean lake, abundant trees, and
clear mountain views; and
A place of connection, networks, and
partnerships that enhance community resources;
transportation and recreation facilities that
connect through trails, sidewalks, and streets;
and local business, volunteer, and neighborhood
organizations that bring our diverse population
together.
The City of Renton’s Vision is ambitious and far-sighted; it
is the framing for the Comprehensive Plan, the Renton
Business Plan, and all other plans and strategies made by
the city.
A Plan for Choice and Opportunity
At the center of Renton’s Vision is the underlying principle
that urban living provides choice and opportunities for all
in employment, housing, recreation, health, goods, and
services.
Regional growth continues to shape Renton’s landscape
and Renton has a responsibility to ensure adequate
development capacity to allow expansion and
diversification of its economy, employment opportunities,
and housing options. As Renton grows beyond a
community of 110,000 residents, development patterns
will continue to shift from suburban forms to more urban
forms. Policies encourage land efficiency and strive for
development that is more intense than typical suburban
development. Future residential and commercial growth
is directed to the City Center and to mixed-use areas that
will continue to redevelop and grow. The expansion of
Renton’s employment and economic base will continue
through redevelopment in the City Center and the Valley.
The development and retention of small businesses and
industry in Renton will diversify and strengthen the local
economy.
Vision
CITY OF RENTON COMPREHENSIVE PLAN 3
Renton’s City Center is located at the hub of commerce
and transportation networks with much of the area
designated as a PSRC Regional Growth Center for
employment and housing. A revitalized Downtown, a
thriving South Lake Washington area, and a redeveloped
Rainier/Grady Junction TOD Subarea that function as
vibrant living, working, and entertainment areas will
emerge through implementation of plans that balance
residential, commercial, and office uses with distinctive
identities. Development north of Downtown near The
Landing and Southport will contribute to the strength of
the City Center by serving regional needs for shopping,
entertainment, housing, and employment.
Outside of the City Center in areas currently dominated by
commercial strip or office development, higher density
mixed-use development will establish neighborhood-scale
living, working, and entertainment nodes, such as the
Sunset, Rainier/Grady Junction, and Longacres areas.
Mixed-use centers and commercial nodes will reduce
transportation impacts within Renton by allowing
residents to work and shop close to where they live and
provide alternatives to single-occupant vehicle trips.
Renton needs a full range of housing types to support its
proud history as a place of diversity and opportunity.
Increased density and mixed-use housing in the City
Center and established neighborhoods will improve
housing options and accommodate the need for housing
growth. Infill development will enable reinvestment into
existing neighborhoods and provide a wider range of
housing types to support inclusive neighborhoods with
people of different ethnicities, ages, and incomes. By
reducing barriers to infill development in historically low-
density neighborhoods, inequities caused by former
housing policies and practices can be corrected.
Quality parks and open space meet the recreational
needs of residents. Trails, bike paths, sidewalks, and
transit connect neighborhoods and make it possible to
travel without a car. Renton enjoys high levels of service
in all areas and the cost of implementation is shared in
an equitable manner.
There is an abiding obligation to protect, restore, and
enhance environmental quality because Renton’s many
natural features are deeply appreciated by its residents.
Renton participates in regional efforts to advocate for and
increase sustainability efforts and, at the local level,
implements pragmatic and effective programs that
enable residents and businesses to pursue
environmentally friendly methods by which to live and
work. Policies, plans, and programs to reduce greenhouse
gas emissions and support the use of renewable
resources and energy make a difference in the health of
all Renton residents and makes the community more
resilient when faced with natural or human-made
disasters.
Vision
CITY OF RENTON COMPREHENSIVE PLAN 4
ED. Planning for Renton’s
Future
State and Regional Planning
Frameworks
Renton plans and manages growth in accordance with the
Growth Management Act (GMA), a collaborative, regional
framework adopted in 1990 by the State of Washington.
The planning framework includes an interconnected
hierarchy to meet statewide goals in a manner aligned to
local values and needs.
Vision 2050, developed by the Puget Sound Regional
Council (PSRC) provides a regional growth, environmental,
economic, and transportation framework to guide future
employment and population growth for the central Puget
Sound region. King County’s Countywide Planning Policies
(CPPs) ensure consistency for addressing issues that
cross jurisdictional boundaries within the County.
The GMA requires cities like Renton to prepare
comprehensive plans and regulations that comply with
Countywide Planning Policies (CPP’s). The city uses a
public process to establish comprehensive plan goals and
policies to guide city action to improve the overall quality
of life for all residents. Renton’s Comprehensive Plan’s
content, analyses, goals, and policies are developed in
conformance with the GMA, King County’s Countywide
Planning Policies, and Vision 2050.
Local Planning
The city is divided into ten geographically distinct
Community Planning Areas. Renton uses community
planning to sustain a high quality of life and respond to
the diverse needs of the community. Through the
Community Planning process, residents, businesses, and
other stakeholders develop a local vision and establish
policies to manage growth, quality of life, design, and
capital improvements. Meeting and working together
builds community connections and strengthens
neighborhoods.
Renton’s Business Plan is updated every five years and
describes how Renton intends to achieve its vision.
Many aspects of the city’s services and activities are
guided by functional or topical
plans developed by multi-
disciplinary stakeholder groups.
The functional plans establish
the city’s roles, resources, and
services. The Comprehensive
Plan is aligned to the functional
and topical plans to ensure a
consistent set of goals and
policies.
CITY OF RENTON COMPREHENSIVE PLAN 5
Element Logo LU. Land Use
ED. Meeting Demands of
Growth
Growth management enhances and protects several
aspects of everyday life in Renton, including community
safety, health, economic vitality, environmental quality,
and resiliency to climate change. Renton’s approach to
managing growth meets the requirements of the Growth
Management Act (RCW 36.70a), passed in 1990 to
ensure growth is planned and coordinated in a way to
meet a set of statewide goals. The Puget Sound Regional
Council’s VISION establishes goals and policies that tie
the region together and support people, prosperity, and
the environment. Through the Countywide Planning
Policies, King County jurisdictions further define their
roles in accommodating growth using sustainable and
environmentally responsible development practices.
Renton’s Comprehensive Plan outlines the ways that
these goals and policies combine with our unique
community Vision to be the center of opportunity where
families and businesses thrive.
Goals
Goal LU-A: Comply with the policies in VISION 2050
established by the Puget Sound Regional Council and the
Countywide Planning Policies adopted by King County.
Goal LU-B: Support the development of Renton as a
Regional Growth Center, consistent with VISION 2050, to
foster compact, pedestrian-oriented, mixed-use
development to meet the demands of population and
employment growth, while also increasing transportation
efficiency, and reducing negative environmental impacts.
Goal LU-C: Ensure sufficient land capacity to meet growth
targets for employment and housing for all economic
segments, as shown in Figure 1.
Goal LU-D: Collaborate with other jurisdictions when
possible, to meet regional and local obligations to provide
essential public facilities.
Goal LU-E: Facilitate annexation where and when it is
within the city’s Potential Annexation Areas, increases
efficiency in the provision of urban services, contributes
to cohesive communities, and financial impacts are
mitigated through service and infrastructure financing or
other funding to address infrastructure and service
provision challenges in Potential Annexation Areas.
Figure 1. Renton Housing Supply and Future Housing
Need 2020 – 2044
LU.
LU. Source: King County, 2022; Renton, 2023; BERK
2023
Policies
Policy LU-1: Support uses that sustain minimum
employment levels of 45 employees per gross acre and
Land Use • Efficient Use of Land
CITY OF RENTON COMPREHENSIVE PLAN 6
residential levels of 15 households per gross acre within
Renton’s Growth Center. Accommodate approximately
2,000 households and 3,500 jobs from the City’s Growth
2035 Targets within the Growth Center.
Policy LU-2: Support compact urban development to
improve health outcomes, support transit use, maximize
land use efficiency, and maximize public benefit from
public investment in infrastructure and services
Policy LU-3: Encourage infill development with a variety of
housing types to meet growth targets and provide a
greater variety of housing options.
Policy LU-4: Consider surplus public property for other
public uses before changing ownership.
Policy LU-5: Use a public process that incorporates broad
public involvement, especially from historically
marginalized and disproportionately burdened
communities, that considers impacts and benefits to
equitably site essential public facilities.
Policy LU-6: Site and design essential public facilities to
be efficient and convenient and to equitably distribute the
impacts and benefits Facilities should be sited on an
arterial street with good access including transit service,
and where parking requirements are appropriate to the
use. If the use is people intensive, it should be in a
Center, compatible with surrounding uses and collocated
with other uses when possible.
Policy LU-7: Coordinate with King County to ensure land
development policies are consistent in the Potential
Annexation Area.
Policy LU-8: Support annexation where infrastructure and
services allow for urban densities, service providers would
be consolidated, and/or it would facilitate the efficient
delivery of services. Work with regional partners to ensure
annexations balance fiscal impacts to Renton.
ED.
Figure 2. Renton Regional Growth Center and
Countywide Centers
ED.
ED. Efficient Use of Land
Discussion
Promoting efficient use of urban land is a key factor for
enhancing resource sustainability and environmental
protection. By implementing policies to prevent land-use
conflicts, reduce exposure to pollutants, and minimize
urban sprawl, Renton can best meet the needs of current
and future residents while safeguarding future resources,
economic opportunity, public health, and community
safety.
Renton will prioritize housing and employment growth in
Growth Centers, increasing the intensity of activities in
these districts to create a lively, vibrant, urban
environment. Residential areas will provide a range of
Land Use • Efficient Use of Land
CITY OF RENTON COMPREHENSIVE PLAN 7
housing types and lifestyle options that are served by
mixed-use commercial development nodes that provide
daily goods and services. Employment Areas will provide
opportunities to grow employment and maintain an
industrial and manufacturing base.
Goals
Goal LU-A: Minimize risk of aviation incidents involving the
built environment through zoning and other applicable
development regulations.
Goal LU-B: Encourage transition of non-conforming uses
and structures to encourage development patterns
consistent with Renton’s land use plan.
Goal LU-C: Plan for high quality residential growth that
supports transit and reduces vehicle miles traveled by
providing urban densities, promotes efficient land
utilization, promotes good health and physical activity,
builds social connections, and creates stable
neighborhoods by incorporating both built amenities and
natural features.
Goal LU-D: Accommodate residential growth, by:
1. Encouraging development of new attached
housing of moderate density and mixed-use in
the City Center and in the Residential High
Density and Commercial Mixed Use designations;
and
2. Supporting infill development on vacant and
underutilized land in established low- moderate-
density residential neighborhoods; and
3. Allowing development of new detached housing
on large tracts of land outside the City Center.
Goal LU-E: Encourage the development of convenient
Centers serving the City and the region that are urban in
scale, facilitate housing close to employment and
commercial areas, reduce dependency on automobiles,
maximize public investment in infrastructure and
services, and promote good health, and are attractive.
Goal LU-F: Cultivate an energetic business environment
and commercial activity to provide a range of service,
office, commercial, and mixed-use residential uses that
enhance the City’s employment and tax base along
arterial streets and in Centers.
Goal LU-G: Transform concentrations of linear form
commercial areas into multi-use neighborhood centers
characterized by enhanced site planning, efficient parking
design, coordinated access for all modes of
transportation, pedestrian linkages from adjacent uses
and nearby neighborhoods, and boulevard treatment.
Goal LU-H: Encourage a mix of industrial, high technology,
office, and commercial activities in Employment Areas to
strengthen Renton’s employment base and spur
economic growth.
Goal LU-I: Promote industrial activities in integrated
employment activity areas that include a variety of
industrial uses and other related businesses and
services, transit facilities, and amenities.
Goal LU-J: Support concentrations to auto and vehicular
related businesses and increase their revenue and sales
tax base for the City, and to present an attractive
environment for doing auto-related business.
Policies
Policy LU-9: Meet or exceed basic aviation safety rules
and State Airport-Land Use Compatibility guidelines and
reduce potentially negative impacts from normal airport
operations by restricting land use, prohibiting airspace
obstacles and noise-sensitive land uses, and by requiring
aviation easements within the Airport Influence Area.
Policy LU-10: Encourage non-conforming uses to
transition into conforming uses or relocate to areas with
compatible designations.
Policy LU-11: Identify potential areas for rapid or
temporary housing in case of emergency or natural
disaster.
Policy LU-12: Enhance the safety and attractiveness of
commercial, office, and industrial uses with landscaping,
signage, and development standards that create the
feeling of a cohesive business district.
Land Use • Renton Land Use Plan
CITY OF RENTON COMPREHENSIVE PLAN 8
ED. Renton Land Use Plan
Discussion
Renton has six types of designated land uses:
Residential Low Density,
Residential Medium Density,
Residential High Density,
Commercial Mixed Use,
Employment Area, and
Commercial Office Residential.
Each of these land uses has designated zones that
provide detail on the types of land uses allowed in those
zones. The table below identifies the six land use
designations, the associated zones that implement each
land use designation, and policies.
Figure 3. Renton Land Use Map
Policies
Policy LU-13: Residential-Low Density (RLD) - Apply to
lands constrained by sensitive areas, those intended to
provide transition to the rural areas, or those appropriate
for low density residential uses
Resource Conservation (RC) Zone - Apply to lands
with significant environmental constraints, which
are not appropriate for urban development, lands
suitable for environmental conservation or
restoration, and lands used for agriculture or
natural resource extraction for resource
conservation. RC zoning is allowed in the
Residential Low Density and Employment Area
land use designations.
Residential-1 (R-1) Zone - Apply to lands with
significant environmental constraints, which are
not appropriate for urban development, lands
suitable for environmental conservation or
restoration, and lands used for agriculture or
natural resource extraction for resource
conservation. RC zoning is allowed in the
Residential Low Density and Employment Area
land use designations.
Residential-4 (R-4) Zone– Apply to lands suitable
for low-density residential uses compatible with
the scale and density of the surrounding area. R-
4 zoning is allowed in the Residential Low
Density land use designation.
Residential Manufactured Home Park (RMH)
Zone– Apply to lands with existing manufactured
home parks. RMH zoning is allowed in the
Residential Low Density, Residential Medium
Density, and Residential High Density land use
designations.
Policy LU-14: Residential-Medium Density (RMD) - Apply
to areas that can support high-quality, compact, urban
development with access to urban services, transit, and
infrastructure, whether through new development or
through infill development.
Land Use • Renton Land Use Plan
CITY OF RENTON COMPREHENSIVE PLAN 9
Residential-6 Zone (R-6)– Apply to lands where
there is land suitable for infill development,
larger lot development, an existing pattern of
moderate density residential development, and
where critical areas are limited. R-6 zoning is
allowed in the Residential Medium Density land
use designation.
Residential-8 Zone (R-8) –Apply to lands where
there is opportunity to re-invest in existing
residential neighborhoods through infill or the
development of new residential plats at urban
densities. R-8 zoning is allowed in the Residential
Medium Density land use designation.
Policy LU-15: Residential-High Density (RHD) –Apply to
lands where access, topography, and adjacent land uses
create conditions appropriate for a variety of housing unit
types, or where there is existing attached residential
development. RHD unit types are designed to incorporate
features from both detached and attached residential
developments, support cost-efficient housing, facilitate
infill development, have close access to transit service,
and efficiently use urban services and infrastructure.
Land designated RHD is where infrastructure is
constructed to handle impacts from higher density uses.
Residential-10 Zone (R-10)– Apply to lands
where there is an existing mix of residential uses
or there are vacant or underutilized parcels that
could be redeveloped as infill and are located
within ¼ mile of public transit service and a
major arterial; or are within ½ mile of a major
transit center. R-10 implements the Residential
High Density land use designation.
Residential-14 Zone (R-14)– Apply to lands
where it is possible to develop a mix of compact
housing types or are within or adjacent to a
Growth Center. The zone functions as a transition
zone between lower intensity residential and
higher intensity mixed use zoning. R-14
implements the Residential High Density land
use designation.
Residential Multi-Family Zone (RMF) – Apply to
lands where there is existing (or vested) attached
residential development of one-acre or greater in
size. Expanded RMF zoning should only be where
access is from a street classified as a Principal
Arterial, Minor Arterial, or Collector, and where
existing attached residential development is
abutting at least two property sides. RMF zoning
implements the Residential High Density land
use designation.
Residential High Density (XXXX) Zone – Apply to
lands where there is existing or planned high re
(or vested) multifamily attached residential
development of one-acre or greater in size.
Expanded RMF zoning should only be where
access is from a street classified as a Principal
arterial, Minor arterial, or Collector, and where
existing attached residential development
multifamily is abutting at least two property
sides. RMF zoning implements the Residential
High Density land use designation
Commercial Neighborhood Zone (CN)– Apply to
lands that provide goods and services on a small-
scale to a surrounding residential neighborhood
and that can be accessed from a street classified
as a Principal Arterial, Minor Arterial, or Collector.
Expanded CN zoning should only be where there
is opportunity to provide small limited-scale
commercial opportunity to the surrounding
residential community. The CN zone implements
the Residential High Density land use
designation.
Policy LU-16: Commercial Mixed Use (CMU) – Apply to
lands with established commercial and office uses near
Principal Arterials. Allows residential uses as part of
mixed-use development, and supports new office and
commercial development that is more intensive than
what exists to create a vibrant district and increase
employment opportunities. The intention of this
designation is to transform strip commercial development
into business districts through the maximization of uses
and with cohesive site planning, landscaping, signage,
Land Use • Protecting the Environment
CITY OF RENTON COMPREHENSIVE PLAN 10
circulation, parking, and the provision of public amenity
features.
Commercial Arterial Zone (CA)– Apply to lands
where a strip commercial pattern dominates,
characterized by large surface parking in front of
buildings, long blocks oriented to automobiles,
and an incomplete street grid. Attached housing
is allowed in areas that can support increased
demand on transportation facilities. CA zoning
should be located within one-quarter mile of
transit, provide employment, and serve a large
area. CA zoning implements the Commercial
Mixed Use and Employment Area land use
designations.
Center Downtown (CD) Zone– Apply to downtown
Renton where it is appropriate for a mix of
pedestrian-oriented uses and attached
residential uses, is served by transit, and is
suitable for intensive urban use within a
pedestrian environment. The Center Downtown
zone is intended to revitalize the area by creating
a vibrant, urban center in Renton’s historic
downtown core. Surface parking is discouraged
in this zone, except as a land bank. CD zoning
implements the Commercial Mixed Use land use
designation.
Center Village (CV) Zone– Apply to lands that are
characterized by an existing commercial and
attached residential housing core served by
transit and set in the midst of suburban patterns
of residential development. CV zoned lands are
suitable for redevelopment into compact urban
development with a pedestrian-oriented, mixed-
use center, and community focal point. The zone
is intended to revitalize an area, creating a
vibrant, urban center where surface parking is
discouraged. CV zoning implements the
Commercial and Mixed Use designation.
Urban Center 1 & 2 (UC-1 & UC-2) Zones Apply to
lands located within Renton’s Regional Growth
Center, where there is potential for the creation
of dense employment, destination retail,
recreation, or public gathering space with the
Urban Center (UC) zone. UC-1 or UC-2 zoned
areas have large parcels of land with the
potential for large scale redevelopment
opportunities that will create a mixed-use retail,
employment, and residential center. UC zoning
implements the Commercial Mixed Use land use
designation.
Commercial Office (CO) Zone– Apply to large
parcels of land suitable for medium to high-
intensity office uses, located on existing or
planned transit routes with high visibility from
arterials or highways. Commercial Office (CO) is
suitable for medium- to high-intensity office use.
Residential mixed-use development is allowed in
close proximity to select transit services. This
zone implements the Commercial Mixed Use and
Employment Area land use designations.
ED. Protecting the
Environment
Discussion
Sustainability recognizes that natural systems are
essential to providing both economic needs and quality of
life and that actions of today have an impact on the
environment which impacts the future. The quality of
Renton’s land, air, and water affect the health and
resiliency of everyone in the community.
A sustainable community requires and supports economic
development, human health, and social benefit, and
makes decisions using the “triple bottom line” approach
to sustainability (environment, economy, and social
equity).
Goals
Land Use • Protecting the Environment
CITY OF RENTON COMPREHENSIVE PLAN 11
Goal LU-K: Minimize adverse impacts to natural systems
and address impacts of past practice where feasible,
through leadership, policy, regulation, and regional
coordination.
Goal LU-L: Support hobby agricultural uses such as small
farms, hobby farms, horticulture, beekeeping, and
produce stands that are compatible with urban
development.
Goal LU-M: Protect the aquifer and critical areas while
allowing extractive industries where their continued
operation does not impact adjacent residential areas, the
City’s aquifer, or critical areas.
Goal LU-N: Maintain urban separators to provide visual
and physical distinction to the edges of Renton, protect
critical areas, and provide a transition to rural areas.
Goal LU-O: Create a functioning and exemplary urban
forest that is managed at optimum levels for canopy,
health, and diversity.
Goal LU-P: Preserve, protect, and enhance the quality and
functions of the City’s sensitive areas including: lakes,
rivers, streams, intermittent stream courses and their
floodplains, wetlands, aquifer, wildlife habitats, and areas
of seismic and geological hazards.
Goal LU-Q: Protect the natural functions of 100 year
floodplains, floodways, and channel migration zones to
prevent threats to life, property, and public safety
associated with flooding hazards.
Goal LU-R: Reduce the potential for damage to life and
property from abandoned coal mines and return this land
to productive uses.
Goal LU-S: Support and sustain educational,
informational, and public involvement programs in the
City to encourage effective use, preservation, and
protection of Renton's natural systems.
Goal LU-T: Protect clean air and the climate for present
and future generations through reduction of greenhouse
gas emissions at the individual, household, and
community levels, and promote efficient and effective
solutions for transportation and development.
Goal LU-U: Promote regional air quality in coordination
with the Puget Sound Clean Air Agency and the Puget
Sound Regional Council, consistent with the Countywide
Planning Policies, through its policies, methodologies, and
standards.
Policies
Policy LU-17: Allow cultivation and sale of vegetables,
herbs, flowers, or similar crops in residential areas, as an
accessory use and/or home occupation and allow
community gardens on private property, vacant public
property, and unused rights-of-ways to encourage local
food cultivation, improve public health, and build
community resilience.
Policy LU-18: Require conditional use permits, or other
approvals as appropriate, for extractive industries
including timber, sand, gravel, or other mining to ensure
that potential impacts are confined, limited, or mitigated.
Policy LU-19: Designate Urban Separators on lands
characterized by individual and interconnecting natural
features, critical areas, open space, parks, agricultural
areas, and water features and by areas that provide a
logical and easily identifiable physical separation between
urban communities and the rural area.
Policy LU-20: Promote urban forests through tree planting
programs, tree maintenance programs that favor the use
of large healthy trees along streets and in parks,
residential, commercial, and industrial areas, programs
that increase education and awareness, and through the
protection and restoration of forest ecosystems.
Policy LU-21: Manage urban forests to maximize
ecosystem services such as stormwater management, air
quality, aquifer recharge, other ecosystem services, and
wildlife habitat.
Policy LU-22: Utilize education and outreach programs to
inform the public and build support for sustainable
Land Use • Protecting the Environment
CITY OF RENTON COMPREHENSIVE PLAN 12
neighborhood concepts, better understanding and
acceptance for future policy and regulatory changes.
Policy LU-23: Utilize education and outreach programs to
inform the public and build support for initiatives
promoting sustainability, health, and emergency
preparedness.
Policy LU-24: Manage water resources for multiple uses
including fish and wildlife, flood protection, erosion
control, water supply, energy production, open space, and
recreation.
Policy LU-25: Minimize erosion and sedimentation in and
near sensitive areas by requiring appropriate construction
techniques and resource practices, such as low impact
development.
Policy LU-26: Protect the integrity of natural drainage
systems and existing land forms to restore hydrological
flows and improve the condition of shorelines.
Policy LU-27: Preserve and enhance existing vegetation
and tree canopy coverage to improve wildlife habitat
quality.
Policy LU-28: Maintain or increase the quantity and
quality of wetlands. Ensure no net reduction of wetlands
due to development.
Policy LU-29: Protect buffers along wetlands and surface
waters to facilitate infiltration and maintain stable water
temperatures, provide for biological diversity, reduce
amount and velocity of run-off, and provide for wildlife
habitat.
Policy LU-30: Emphasize the use of open ponding and
detention, vegetated swales, rain gardens, clean roof run-
off, right-of-way landscape strips, open space, and
stormwater management techniques that mimic natural
systems, maximize water quality and infiltration where
appropriate, and which will not endanger groundwater
quality.
Policy LU-31: Acquire sensitive areas such as wetlands,
floodplains, and wildlife habitat for conversion to parks
and natural areas. Pursue an overall net gain of natural
functions and values by enhancing sensitive areas and
providing incentives for the enhancement of functions
and values through private development.
Policy LU-32: Ensure buildings, roads, and other built
features are located on less sensitive portions of a site
when sensitive areas are present.
Policy LU-33: Re-establish self-sustaining fisheries
resources in appropriate rivers and streams through
habitat improvement projects that encourage and
enhance salmonid use.
Policy LU-34: Development in areas subject to flooding,
seismic, geologic, and coal mine hazards should be
designed to prevent property damage and environmental
degradation before, during, and after construction.
Policy LU-35: Emphasize non-structural methods in
planning for flood prevention and damage reduction.
Policy LU-36: Dredge the Cedar River bed within the
existing engineered channel as one method of flood
control.
Policy LU-37: Provide information for and participate in
informing and educating individuals, groups, businesses,
industry, and government in the protection and
enhancement of the quality and quantity of the City's
natural resources and to promote conservation.
Policy LU-38: Coordinate with the Puget Sound Air
Pollution Control Agency and the Puget Sound Regional
Council to develop policies, methodologies, and
standards that promote regional air quality.
Policy LU-39: Conduct all City operations to minimize
adverse environmental impacts by reducing consumption
and waste of energy and materials; minimizing use of
toxic and polluting substances; reusing, reducing, and
recycling; and disposing of waste in a safe and
responsible manner.
Policy LU-40: Encourage environmentally friendly
construction practices, such as Leadership in Energy and
Environmental Design, Built Green, Salmon Safe, and
Living Building Challenge.
Land Use • Promoting Consistent Design and a Sense of Place
CITY OF RENTON COMPREHENSIVE PLAN 13
Policy LU-41: Support and implement the Mayor’s Climate
Protection Agreement, climate pledges and commitments
undertaken by the City, and other multi-jurisdictional
efforts to reduce greenhouse gases, address climate
change, sea-level rise, ocean acidification, and other
impacts to global conditions
ED. Promoting Consistent
Design and a Sense of
Place
Discussion
Community design includes those elements or features
that provide for visual identity and evoke the character of
the city, creating a sense of place. Community design
influences quality of life for people who live, work, learn
and play in the city. A safe, healthy, and attractive
community recognizes and acknowledges the natural
setting and the unique features of a community.
Goals
Goal LU-V: Support a sense of place by documenting,
recognizing, and protecting Renton’s historic,
archaeological, and traditional cultural sites.
Goal LU-W: Ensure new development supports a high
quality of life with design that is designed to be functional
and attractive.
Goal LU-X: Support and sustain programs in the City to
encourage effective use, preservation, and protection of
Renton’s resources.
Goal LU-Y: Maintain and promote Renton as a center for
arts and culture where traditional and contemporary arts
thrive and creative industries are cultivated.
Goal LU-Z: Build neighborhoods that promote community
resiliency through healthy lifestyles, active transportation,
proximity to goods and services, access to local fresh
food, environmental sustainability, and a feeling of
community.
Goal LU-AA: Strengthen the visual identity of Renton and
its Community Planning Areas and neighborhoods through
quality design and development.
Policies
Policy LU-42: Identify and catalog historic, cultural, and
archaeological resources on an on-going basis and as
part of project specific review.
Policy LU-43: Preserve and incorporate historic and
archaeological sites into development projects.
Policy LU-44: Consider scale and context for infill project
design to preserve privacy and quality of life for residents.
Policy LU-45: Encourage the creation and maintenance of
places and events throughout the community where
people can gather and interact. Allow for flexibility in
public gathering places to encourage place-making efforts
and activities.
Policy LU-46: Respond to specific site conditions such as
topography, natural features, and solar access to
encourage energy savings and recognize the unique
features of the site through the design of subdivisions
and new buildings.
Policy LU-47: Require human-scale features such as
pedestrian pathways, quality landscaping, and public
spaces that have discernible edges, entries, and borders
to create a distinctive sense of place in neighborhoods,
commercial areas, and centers.
Policy LU-48: Require buildings in developments to be
oriented toward the street or a common area, rather than
toward parking lots.
Policy LU-49: Encourage creative and distinctive focal
elements that define the entrances to the city.
Policy LU-50: Protect public scenic views and public view
corridors, including Renton’s physical, visual and
Land Use • Promoting Consistent Design and a Sense of Place
CITY OF RENTON COMPREHENSIVE PLAN 14
perceptual linkages to Lake Washington and the Cedar
River.
Policy LU-51: Preserve natural landforms, vegetation,
distinctive stands of trees, natural slopes, and scenic
areas that contribute to the City’s identity, preserve
property values, and visually define the community and
neighborhoods.
Policy LU-52: Complement the built environment with
landscaping using native, naturalized, and ornamental
plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and
sun/shade.
Policy LU-53: Provide complete streets arranged as an
interconnecting network or grid. Locate planter strips
between the curb and the sidewalk in order to provide
separation between cars and pedestrians. Discourage
dead-end streets and cul-de-sacs.
Policy LU-54: Implement sign regulations that balance
adequate visibility for businesses while protecting
Renton’s visual character. Encourage signage that guides
and promotes business without creating visual clutter.
Policy LU-55: Balance the need for appropriate lighting
levels for safety and security to avoid light intrusion and
glare impacts, and to preserve the night sky.
Policy LU-56: Require landscaping and screening to
improve the appearance of parking lots, promote green
infrastructure, and reduce heat islands.
Policy LU-57: Promote environmentally friendly, energy-
efficient development, including building and
infrastructure.
Policy LU-58: Create a supportive environment for cultural
activities and the arts.
Policy LU-59: Collaborate with schools, businesses, and
community groups to promote healthy lifestyles through
education, activity, and nutrition.
Policy LU-60: Require building design with provisions for
evacuation in case of all types of emergency events.
Plans and Documents Incorporated by Reference:
• King County Countywide Planning Policies
• Vision 2050
• Airport Layout Plan
• Airport Compatible Land Use Program
• Airport Master Plan
• Hazard Mitigation Plan
• Clean Economy Strategy 2.0
• Growth Management Policies, Puget Sound Clean
Air Agency
• WRIA 9 Salmon Habitat Plan
• WRIA 8 Chinook Salmon Conservation Plan
• May Creek Bason Action Plan
• Lower Cedar River Basin and Nonpoint Action Plan
• Rainier-Grady Junction Subarea Plan
• Arts and Culture Master Plan
• Urban Forest Management Plan
• Disaster Recovery Plan
• Parks, Recreation, and Natural Areas Plan
• Bicycle and Trails Master Plan
CITY OF RENTON COMPREHENSIVE PLAN 15
Element Logo
Transportation
Ownership, control, development, and maintenance of
public rights-of-way are primary functions of city
government. Transportation investments shape
development patterns that, in turn, influence the
economic health, safety, and character of a community.
The design, construction, maintenance, operation, and
siting of city streets, roads, sidewalks, trails and other
transportation facilities impact all Renton residents,
employees, and visitors.
For many decades, transportation problems have been
seen primarily as engineering problems with engineering
solutions. As a result, transportation planning has been
primarily concerned with the construction of new facilities
– mostly roads but also transit, airport, and rail facilities –
and has relied on gas taxes to fund the construction.
However, our current transportation challenges are
different.
The facilities built in preceding decades are reaching the
end of their design life and require maintenance,
rehabilitation, or retrofitting. Securing revenue for
transportation investments is increasingly difficult as the
purchasing power of gas tax revenue has eroded steadily
over time, along with the increasing difficulty of
generating greater revenue through taxes. The public’s
concerns about transportation issues have also expanded
beyond cost and mobility to include neighborhood
impacts, sustainability, and accommodations for all types
of users. There is growing demand for alternatives to
single-occupancy vehicles and reducing the impacts of
transportation on the environment.
While specific responsibility and authority for
transportation choices is divided amongst various
governments and agencies, users expect local and
regional transportation facilities to function as a unified
system. Achieving that requires coordination with federal,
state, regional, county, and municipal stakeholders and
decision makers.
Renton has been designated a Core City by the Puget
Sound Regional Council (PSRC). A Core City contains a
regionally designated growth center – Renton’s Urban
Center encompassing Boeing, The Landing, and
Downtown Business District – serves as a key hub for the
region’s long-range multimodal transportation system,
and also provides major civic, cultural, and employment
centers.
This Transportation Element assists the City of Renton in
coordinating transportation and land use planning within
its municipal boundaries, guides the development of a
multimodal system that provides transportation choices
for all users and facilitates inter-jurisdictional
coordination of transportation-related projects. This
element is consistent with Puget Sound Regional
Council’s VISION 2050 and Transportation 2050.
This Transportation Element includes goals and policies
addressing the following topics:
Framework and General Goals
Maintenance, Management and Safety
Transportation Demand Management
Street Network
Pedestrian and Bicycle Transportation
Transit and High Occupancy Vehicles (HOV)
Transportation Options and Mobility
Growth Strategy, Land Use, and Transportation
Level of Service Standards, Design, and Concurrency
Transportation • Maintenance, Management, and Safety
CITY OF RENTON COMPREHENSIVE PLAN 16
Freight
Airport
Finance, Investment, and Implementation
Intergovernmental Coordination
Framework Goal Statement
Coordinate transportation investments with the pace of
growth and land use development patterns to ensure
Renton maintains an efficient, balanced, multimodal
transportation system.
Goals
Goal T-A: Continue to develop and operate a
transportation system that stimulates, supports, and
enhances the safe, efficient and reliable movement of
people, vehicles, and goods, and services, using best
practices and context sensitive design strategies.
Goal T-B: Balance transportation needs with other
community values and needs by providing facilities that
promote vibrant commerce, clean air and water, and
health and recreation.
Goal T-C: Maintain, preserve, and extend the life and
utility of transportation investments.
Goal T-D: Emphasize investments that provide
alternatives to single occupant vehicle travel.
Goal T-E: Apply technological solutions to improve the
efficiency and safety of the transportation system.
Goal T-F: Promote and develop local air transportation
facilities in a responsible and efficient manner.
Goal T-G: Establish a stable, long-term financial
foundation for continuously improving the quality,
effectiveness, safety, and efficiency of the transportation
system.
Policies
Policy T-1: Develop a connected network of transportation
facilities that foster a sense of place in the public realm
with attractive design amenities, where public streets are
planned, designed, constructed, and maintained for the
safe, convenient travel of all users, including pedestrians,
bicyclists, transit riders of all ages and abilities, and
freight and motor vehicle drivers.
Policy T-2: Implement a multimodal level of service that
maximizes access to available alternative transportation
modes such as walking, biking, carpooling, and transit.
Policy T-3: Develop a transportation system that
preserves and protects natural resources and complies
with regional, state, and federal air and water quality
standards.
Policy T-4: Promote clean energy transportation programs
and facilities. Also, identify actions to reduce air pollution
and greenhouse gas emissions from transportation.
Policy T-5: Prepare for and support changes in
transportation modes and technologies that are energy-
efficient and improve system performance, to support
communities with a sustainable and efficient
transportation system.
Policy T-6: Reduce stormwater pollution from
transportation facilities to improve fish passage, through
retrofits and updated design standards. Where feasible,
integrate with other improvements to achieve multiple
benefits and cost efficiencies.
ED. Maintenance,
Management, and
Safety
The design, construction, operation and maintenance of
the transportation system impacts long-term use and
safety for all users. Safety planning and mitigation,
including strategies for protecting the transportation
system from disasters, includes multidisciplinary efforts
Transportation • Transportation Demand Management
CITY OF RENTON COMPREHENSIVE PLAN 17
that can significantly improve the livability of our
community.
Maintenance, Management, and Safety
Policies
Policy T-7: Coordinate road right-of-way preservation and
maintenance activities to minimize expected life-cycle
costs and maximize asset management.
Policy T-8: Ensure maintenance and preservation of the
transportation systems are high priorities in resource
allocations. Maintain and preserve the transportation
system mindful of life-cycle costs associated with delayed
maintenance.
Policy T-9: : Increase and maintain the resiliency of the
transportation system by incorporating redundancies and
preparing for disasters and other impacts. Develop and
coordinate prevention and recovery strategies and
disaster response plans with regional and local agencies
to protect the transportation system against major
disruptions.
Policy T-10: Optimize the performance of the
transportation network and improve efficiency and safety
for various travel modes through signal timing
coordination, signal retiming on a regular basis,
maintenance and capital replacement programs, and
other operational improvements of existing and planned
transportation facilities.
Policy T-11: Limit direct access onto arterials when
access opportunities via another route exist.
Policy T-12: Invest in and maintain Renton’s Intelligent
Transportation Systems (ITS) Program to optimize
emergency response and communications, optimize trips
and traffic flow through traffic center management,
reduce vehicle miles travelled, encourage use of other
modes, and reduce greenhouse gas emission idling.
ED. Transportation
Demand Management
Transportation Demand Management (TDM) focuses on
more effectively using existing and planned transportation
capacity, ensures compatibility with planned uses, helps
accommodate growth consistent with community
character and land use objectives, offers alternatives to
Single Occupancy Vehicle (SOV) travel, and serves to
mitigate impacts and better meet mobility needs.
Reducing trip-making, dispersing peak period travel
demand throughout the day, increasing transit usage, and
ride sharing are significantly less costly means of
accommodating increased travel demands than
constructing new or widening existing transportation
facilities. Reducing the number of trips made via single
occupant vehicles is also an effective way of reducing
automobile-related air pollution, traffic congestion and
energy use.
Intelligent Transportation Systems (ITS) can be used to
apply technological solutions to problems such as
congestion, safety, and mobility. Substantial investment
in ITS, such as signs and internet sites providing real time
feedback on travel times and alternatives, continues in
the Puget Sound Region The City is currently developing
plans to implement an Adaptive Signal Control System
(ASCS) along Rainier Avenue South, SR 169 (Maple
Valley Highway) and SR 900 Sunset Boulevard
corridors as was installed on the SW 43rd Street/Carr
Road/Petrovitsky Road corridor adaptive signal control
systems adjust the timing of intersection stop lights
(green, yellow, red lights) to accommodate changing
traffic patterns and ease traffic congestion (FHWA 2015).
The location and supply of parking is an integral part of
the local transportation system and TDM strategies are
important to commerce and private enterprise.
Inadequate parking can increase congestion on streets as
people circle and look for available spaces. Too much
parking can deter use of alternative travel modes,
Transportation • Transportation Demand Management
CITY OF RENTON COMPREHENSIVE PLAN 18
including transit. A proper balance needs to be achieved
between parking supply and demand. Providing for “right
size” parking ratios based on a district’s land use
intensity and access to transit is important to community
character and mobility, and can help reduce total costs of
development. Satellite parking with shuttle services and
collective structured parking are potential physical
methods for managing and increasing the parking supply.
Opportunities to reduce SOV travel are particularly found
in Renton’s mixed use centers. Regional plans call for
Regional Growth Centers such as Renton’s to work
towards reducing SOV shares. In 2022, PSRC estimated
the following work trip mode shares in Renton’s Regional
Growth Center:
SOV: 66.2%
HOV: 5.3%
Walk and Bike: 3.7%
Transit: 8.5%
Work from Home: 15.0%
Other: 1.3%
Transportation Demand Management
Policies
Policy T-13: Implement transportation demand
management (TDM) programs to reduce disruptive traffic
impacts and to support mixed-use development,
commercial centers, and employment areas.
Policy T-14: Through investments in non-motorized facility
connections, collaboration with transit providers, and
commute trip reduction programs with employers,
encourage a reduction in drive alone work trip shares to
below 75% by 2035 within the Regional Growth Center.
Policy T-15: Invest in and maintain Renton’s Intelligent
Transportation Systems (ITS) Program coordinated with
other agencies.
Policy T-16: Encourage ridesharing through requirements
for parking reserved for carpool and vanpool vehicles in
the zoning code or as allowed under state law.
Policy T-17: Provide education and awareness to
employers about their commute trip reduction obligations
under the City of Renton’s Commute Trip Reduction (CTR)
Ordinance and CTR Plan.
Policy T-18: Regularly review and refine parking ratios to
account for existing parking supply, land use intensity,
and access to transit, as allowed under state law.
Policy T-19: Encourage shared and structured parking in
downtown Renton to achieve land use and economic
development goals as expressed in the City Center
Community Plan and to coordinate parking for the benefit
of the district businesses and residents.
Transportation • Transportation Demand Management
CITY OF RENTON COMPREHENSIVE PLAN 19
Exhibit 1. Arterial Streets Map
Source: City of Renton, 2024
Transportation • Street Network
CITY OF RENTON COMPREHENSIVE PLAN 20
ED. Street Network
Federal and State highways such as I-405, SR-900
(Sunset Boulevard), SR-169 (Maple Valley Highway), SR-
515 (Benson Highway), and SR-167 (Rainier Avenue) are
integral elements of Renton's arterial system, as well as
routes for regional commuters. These five interstate,
freeway, and state highways converge in central Renton
within a half mile radius of each other. This results in a
complex traffic flow as regional and local trips interact
within a relatively short distance. Local arterial streets link
commercial, industrial, and residential neighborhoods to
the freeways and state highways. Within neighborhoods,
local access streets provide internal circulation and
connections to the arterials. Local access streets primarily
provide direct access to abutting land uses and are
designed to discourage through traffic.
Arterials in the City of Renton are divided into three
classifications that are used to identify appropriate uses,
establish eligibility for road improvement funding, and
define appropriate street design standards:
Principal Arterials – streets and highways that
connect major intra-city activity centers and have high
traffic volumes and relatively fast vehicle speeds. The
focus is on through travel instead of property access.
Minor Arterials – streets that provide links between
intra-city activity centers or between principal and
collector arterials. Minor arterials carry moderately
high traffic volumes and vehicle speeds are typically
lower than principal arterials.
Collector Arterials – streets that distribute traffic
between local streets and principal or minor arterials
and provide circulation within commercial, industrial,
or residential areas. The collector system distributes
traffic to local streets to support property access.
Generally, local access streets include all public streets
not classified as principal, minor, or collector arterials. A
conceptual arterial map is shown in Exhibit 1.The City
adopted in 2014 an Arterial Streets map displaying the
three arterial categories above. The City hereby
incorporates by reference its Arterial Streets Map dated
August 4, 2014, Resolution 4222, or as thereafter
amended, into this Transportation Element. The City has
adopted more specific street classifications in the Renton
Sunset area.
The transportation element seeks to balance local and
regional mobility needs. The following policies and
priorities address issues related to the street network as
a system, the physical design of individual roadways,
traffic flow, and traffic operations control. The intent is to
reduce the amount of traffic on City streets that has
neither an origin nor destination in the City of Renton,
while providing reasonable levels of traffic flow and
mobility for users of the local street system.
Street Network Policies
Policy T-20: Work with the state and neighboring
jurisdictions to provide capacity on regional transportation
systems and to reduce regional traffic on local streets.
Policy T-21: Increase the person-carrying capacity of the
Renton arterial system by encouraging transit and other
modes.
Policy T-22: Adopt and implement street standards based
on assigned street classification, land use objectives, and
user needs.
Policy T-23: Design for and maintain connectivity
throughout and within the street network by avoiding cul-
de-sacs and dead end streets.
Policy T-24: Support vacating streets when they meet the
criteria in Renton Municipal Code, Chapter 14, Vacations.
Transportation • Pedestrian and Bicycle Infrastructure
CITY OF RENTON COMPREHENSIVE PLAN 21
ED. Pedestrian and Bicycle
Infrastructure
Investments in the non-motorized components of the
City’s transportation system enhance the quality of life in
Renton, improve walking and bicycling safety, support
healthy lifestyles, and support pedestrian and bicycle
transportation modes as alternatives to the use of
automobiles. Non-motorized facilities serve commuters
and recreational users.
Inventory
The City's existing non-motorized transportation system is
comprised primarily of on street sidewalks, multiuse
paths, on-street bicycle facilities, and recreational off-
street trails or paths.. These facilities provide safe non-
motorized mobility for pedestrians and cyclists outside of
business districts. Within business districts, sidewalks are
restricted to pedestrians. Many streets were constructed
before the existing code requiring sidewalks was enacted.
As a result, numerous local and arterial roadways are
currently without sidewalks. The City of Renton
Comprehensive Citywide Walkway Study (March 2008
and 2024 update) addresses the sidewalks and walkways
within the City and identifies a priority roster to construct
"missing" sidewalk/walkway sections throughout the City.
In addition to sidewalks, Renton has combined
bicycle/pedestrian facilities along Logan Avenue and
portions of Garden Avenue North and North 8th Street,
and striped bicycle lanes on portions of SW 16th Street,
Oakesdale Avenue SW, Duvall Avenue NE, and NE 4th
Street. The Renton Trails and Bicycle Master Plan (2019)
lists routes that have been identified as important bicycle
transportation elements.
The City of Renton Parks, Recreation, and Natural Areas
Plan (January 2020) provides an in-depth description of
proposed walking, bicycle, and mixed-use trails. By
nature, these types of trails are primarily used for
recreational purposes and supplement the City's non-
motorized transportation system; their development
should be encouraged.
Future Plans
Historically, Renton's transportation system has been
oriented towards accommodating cars, trucks, and buses
rather than pedestrians or bicycles. The policies and
priorities of this section provide guidelines for
reevaluating the existing system and making incremental
improvements in the City’s walking and biking
environment. More facilities are also needed for bicycle
storage and parking in shopping areas, employment
centers and in public places. Specific recommendations
on improvement projects are included in the Renton
Trails and Bicycle Master Plan and subsequent
amendment (January 2019 and amended January 2024)
and hereby incorporated by reference into this
Transportation Element.
Pedestrian and Bicycle Infrastructure
Policies
Policy T-25: Coordinate transportation planning activities
with the Renton Trails and Bicycle Master Plan and the
Parks, Recreation, and Natural Areas Plan.
Policy T-26: Enhance pedestrian and bicycle movement
and safety by:
Providing adequate separation between non-
motorized and motorized traffic;
Separating foot and bicycle traffic when possible, but
giving preference to foot traffic when necessary;
Improving arterial intersection crossings for non-
motorized users;
Minimizing obstructions and conflicts that restrict the
movement of non-motorized users; and
Providing convenient access to all transit stops and
transit centers.
Policy T-27: Develop and designate appropriate
pedestrian and bicycle commuter routes along minor
arterial and collector arterial corridors.
Transportation • Transit and HOV
CITY OF RENTON COMPREHENSIVE PLAN 22
Policy T-28: Ensure provision of safe and convenient
storage and parking facilities for bicyclists.
Policy T-29: Promote safe and convenient access for
healthy communities and livability through active, non-
motorized transportation infrastructure.
ED. Transit and HOV
As Renton’s population continues to grow, there is a
greater need to move people efficiently on the local
roadway network. A well-managed, attractive, and
convenient transit system reduces traffic demand by
encouraging the use of alternatives to single-occupancy
vehicles, for trips within the city limits and for trips to
regional destinations. The following policies and priorities
seek to maximize the use of transit and other alternatives
to single-occupancy vehicles in Renton.
Inventory
The Downtown Renton Transit Center is the current hub of
transit service in Renton. The Transit Center acts as both
a destination and a major transfer center. Bus service in
Renton is currently provided by King County Metro and
Sound Transit.
Metro provides internal city routes and regional service.
Local transit service includes RapidRide, buses, shuttles,
and Dial-a-Ride (DART). The RapidRide F-line connects
The Landing and Boeing plant with Downton Renton,
Tukwila, SeaTac, and Burien. It connects with the regional
Sounder (commuter rail) and Link Light Rail systems. As
of 2022, Renton has over 1,100 park and ride spaces
located throughout the community to serve local
commuters.
High Occupancy Vehicle (HOV) lanes, available to buses
and vehicles with two or more occupants, currently exist
north and southbound on Interstate 405 and SR-167.
HOV queue jump lanes are provided at some interchange
ramps in Renton. Rainier Avenue has business access
and transit only (BAT) lanes.
Future Plans
VISION 2050 and Transportation 2050 call for channeling
future growth into regional growth centers such as Renton
and providing transit links between centers. Transit
investments are critical to providing local and regional trip
alternatives to single-occupancy vehicles.
Transit service and facility improvements are needed to
support and encourage increased transit use in the City of
Renton. Renton has been and will continue to work with
King County Metro and Sound Transit to develop transit
system service improvements (e.g., new routes, increased
frequency) and capital investments (e.g., signal queues,
park and ride facilities) to adequately serve Renton’s
developing residential and employment areas.
Specific transit service improvements and facilities are
needed to support Renton’s role as a regional center. The
City hereby incorporates by reference:
King County Metro’s Strategic Plan for Public
Transportation 2021-2031, or as thereafter
amended, and
Sound Transit’s Sound Transit 3 (ST3) Plan as
adopted by the agency in 2016, or as thereafter
amended.
The City is very supportive of Sound Transit’s project to
add Bus Rapid Transit (BRT) to the I-405 corridor,
including direct HOV ramps at a new WSDOT interchange
at NE 8th Street. The project also includes a new transit
center in South Renton and inline station at I-405 and NE
44th Street, with the addition of 700 parking stall garage
at the transit center and 200 parking stalls at the
interchange.
Planned HOV facility investments, such as HOV lanes or
intersection queue jumps, are planned in several Renton
corridors and direct access HOV interchange ramps are
planned at the following locations between 2023 and
2030:
Transportation • Transportation Options and Mobility
CITY OF RENTON COMPREHENSIVE PLAN 23
Rainier Avenue Corridor Improvements: Implement
Adaptive Signal Control System (ASCS) along
corridors that support transit operations and
emergency management services.
Safe Routes to Transit Program provides non-
motorized improvements along major transit corridors
such as the future Rapid Ride I line between the
Regional Growth Centers of Auburn, Kent, and
Renton.
NE Sunset Boulevard (SR 900) Corridor
Improvements from I-405 on the west to the east City
limits: Reconstruct arterial to enhance pedestrian
and bicycle facilities and transit facilities/develop
street to latest adopted Principal Arterial street
standards. The City is also discussing extension of
BRT to this corridor, which would connect the Sunset
Area with The Landing, Boeing, and other
employment centers.
Grady Way Corridor Improvements from Lind Avenue
to Main Avenue: Reconfigure traffic lanes and add
turn lanes and other traffic signal improvements to
enhance traffic operations and transit reliability.
These HOV investments will improve transit travel time,
accessibility, and reliability and contribute to a reduction
in congestion and pollution by providing an attractive
alternative to the single occupant vehicle.
Transit and HOV Policies
Policy T-30: Work with other jurisdictions and transit
authorities to plan and provide frequent, coordinated and
comprehensive transit service and facilities in residential
and employment areas.
Policy T-31: Support direct HOV ramps to/from I-405 in
the vicinity of The Landing (NE 8th) per the City Center
Community Plan.
Policy T-32: Work to improve the frequency and reliability
of transit serving the Regional Growth Center and
promote the new South Renton Transit Center as part of a
regional high capacity transit system.
Policy T-33: Increase transit service and access in
commercial and mixed use corridors and nodes.
Policy T-34: Coordinate transit, bike, and pedestrian
planning efforts and evaluate opportunities to leverage or
support investments in transit infrastructure, service
improvements, and transit stations/facilities for the
benefit of more users.
Policy T-35: Construct improvements and implement
actions to facilitate the flow of HOV’s into, out of, and
through Renton.
Policy T-36: Support exclusive freeway/arterial HOV
facilities that improve transit travel times by enabling
buses to bypass congestion.
Policy T-37: Allow park-and-ride facilities in appropriate
locations subject to design considerations.
ED. Transportation Options
and Mobility
As described in Renton’s Housing Action Plan (2021) and
Housing and Human Services Element, lack of mobility
creates obstacles for individuals and families to access
the services they need. Lack of mobility and
transportation services can limit a household’s ability to
obtain basic goods and services, receive medical or
dental care, commute to a job, and maintain employment.
Current barriers to mobility in Renton include:
Uneven access to public transit, with limited options
for those who do not live Downtown, do not commute
during peak travel times, or who need to travel within
Renton (instead of between Renton and other
destinations in the region). The most vulnerable
groups include low-income households that are
unable to afford vehicle ownership, as well as,
residents who are unable to drive.
Elderly residents and others with personal physical
mobility issues also face the challenge of not being
Transportation • Growth Strategy, Land Use, and Transportation
CITY OF RENTON COMPREHENSIVE PLAN 24
able to walk longer distances to and from a bus stop,
further limiting their opportunities to use public
transit.
Many of the pedestrian and bike routes connecting
Renton’s residential areas with basic services are
unsafe, which further limits transportation
alternatives for households without an automobile.
Transportation Options and Mobility
Policies
Policy T-38: Invest in connection of non-motorized
facilities across Renton. Provide improvements at
intersections to improve safety and comfort of
pedestrians and bicyclists.
Policy T-39: Support transit agencies’ investment in
transit service to Renton neighborhoods within and
beyond the Transit Center.
Policy T-40: Develop a connected transportation system,
through implementation of transportation programs and
improvements, that provides equitable mobility choices
and access to opportunities, while preventing or
mitigating negative impacts to minority communities,
people of low-incomes, and people with special
transportation needs.
Policy T-41: Implement the Barrier Free Mobility Plan
adopted by the City Council in December of 2021.
Policy T-42: Respond to changes in mobility patterns and
needs for both people and goods, and encourage
partnerships with the private sector, where applicable.
ED. Growth Strategy, Land
Use, and
Transportation
Renton has been designated a Core City and has a
Regional Growth Center called the Renton Urban Center.
Renton’s adopted Urban Center boundary includes two
primary sections: the northern portion borders Lake
Washington and emphasizes mixed use and regional
employment, including Boeing’s Renton Plant and The
Landing, a retail and residential development; the
southern portion of the center includes the downtown
core and adjacent residential area.
The City is obligated to meet the 2044 Growth Targets
contained in the King County Countywide Planning
Policies, and much of its growth capacity is in mixed use
zones such as the Central Business District (CBD). The
City must also estimate its growth to the year 2045 to
provide the required 20-year planning period under GMA.
Table T-1 shows the City’s growth targets, capacity, and
transportation model assumptions.
Table T-1: Growth Targets
Housing Employment
2019-2044 Growth Target per Urban Land Capacity Analysis 17,000 31,780
2019 Growth Capacity Estimated 16,503 26,210
Transportation Model
Assumptions 16,741 31,076
Sources: King County, Puget Sound Regional Council, BERK Consulting
THIS SECTION IS NOT ACURATE THE
MODEL HAS NOT BEEN RUN YET.
The City has tested the future land use, desired mode
split, and planned transportation improvements in the
City’s transportation model. The model results show that
the projected growth can be supported by the City’s
planned improvements, and the City’s level of service
policies (see Policy T-51) can be met. The model tested
Renton’s planned growth and improvements in the
context of regional growth and networks consistent with
Puget Sound Regional Council’s VISION 2050 and
Transportation 2050 plans.
Transportation • Growth Strategy, Land Use, and Transportation
CITY OF RENTON COMPREHENSIVE PLAN 25
Testing Renton’s planned growth and improvements
shows the following summary model results in selected
corridors:
SW 43/Carr/Petrovitsky Corridor: Planned physical
improvements to intersections and lanes together
ASCS, and the LOS E Mitigated designation per
policies, are appropriate.
Grady Way: Planned improvements would improve
operations even in areas of projected continued
congestion.
156th Avenue NE Corridor: Three lanes should suffice
through 2045 modeled conditions. The 142nd/156th
intersection with a signal and turn lanes are
projected to work well.
SR 169: Interim improvements are possible and
desirable at SE 5th at SR 169, such as
striping/signing/operations changes. The State’s
Route Development Plan improvements, included in
the Renton Transportation Element list of projects
(Appendix A), are needed.
Houser Way at Lake Washington Boulevard: Projects
3 and 5 (Appendix A) would address projected traffic.
192nd Extension over SR 167: This new road would
likely pull traffic off of the SW 43rd overcrossing of
SR 167, but would not eliminate the need for
widening the overcrossing.
More detailed transportation analysis of planned
improvements would occur through the design process.
Transportation • Level of Service Standards, Design, and Concurrency
CITY OF RENTON COMPREHENSIVE PLAN 26
Growth Strategy, Land Use, and
Transportation Policies
Policy T-43: Provide multimodal transportation
improvements that support land use plans and are
compatible with surrounding land uses.
Policy T-44: Plan for land use densities and mixed-use
development patterns that encourage walking, biking,
and transit use in designated areas.
Policy T-45: Continue to implement the following design
guidelines in Renton’s Regional Growth Center:
Encourage a mix of complementary land uses.
Encourage compact growth by addressing density.
Link neighborhoods and connect streets, sidewalks,
and trails.
Complete missing links and connections in the
pedestrian and bicycle systems.
Integrate activity areas with surrounding
neighborhoods.
Locate public and semipublic uses near Renton’s
transit center(s).
Design for pedestrians and bicyclists.
Provide usable open spaces such as the Renton
Piazza, Burnett Linear Park, Cedar River Trail, and
others.
Manage the supply of parking.
Promote the benefits of on-street parking.
Reduce and mitigate the effects of parking.
Policy T-46: Promote the development of an efficient,
multimodal transportation system, in collaboration with
other jurisdictions and agencies, while prioritizing
investments in Renton’s Growth Urban Center.
ED. Level of Service
Standards, Design, and
Concurrency
Transportation concurrency – ensuring the programs,
projects, and services needed to serve growth are in
place when or soon after growth occurs – is a key
requirement of the Washington State Growth
Management Act (GMA). The City established the
following objectives for its multimodal concurrency
system:
Meet requirements of GMA and be defensible
Be meaningful to measure transportation system
versus development
Be simple to explain
Be simple and cost efficient to implement and
monitor
Incorporate other travel modes
Be receptive to various TDM and parking strategies
Consider the potential for different standards for
different parts of the City
Help fund/implement multimodal transportation
improvements
Provide a basis for interjurisdictional coordination on
transportation
Following a review of different systems and methods, the
City developed a multimodal LOS and concurrency system
for the following modes of travel meeting the objectives:
Motor vehicles (single and multi occupancy)
Transit
Non-motorized (bicycle and pedestrian)
Transportation • Level of Service Standards, Design, and Concurrency
CITY OF RENTON COMPREHENSIVE PLAN 27
The multimodal LOS system addresses the following
scales: 1) citywide, 2) community planning area, and 3)
development level.
The primary component of the system is a plan-level
estimate of person trips by mode based on the land use
forecasts. Person trips are the number of persons making
trips by various modes of travel. Bicycle and pedestrian
trips typically involve one person, thus one person trip.
But motor vehicles often have more than one occupant.
For example, if the average vehicle occupancy was 1.3,
and a concurrency service area (like a community
planning area) had 1,000 p.m. peak vehicle trips, the
person trips would be 1,300. Similarly, if a transit vehicle
carries 65 passengers, there would be 65 person trips.
Using person trips provides a common metric for use in
concurrency and assessment of transportation impacts or
mitigation fees.
To ensure that growth is occurring in a pattern and
intensity proposed by the Land Use Element, the person
trips could be tracked by consolidated Community
Planning Areas that share a common circulation system
and that do not place undue administrative burden.
The last component of the LOS program is at a
development scale. Applicants for development would
need to provide an analysis of the effect of their proposed
development on safety, operations and local access
considering a measurement of delay per vehicle of LOS D
or LOS E mitigated using Highway Capacity Manual
definitions. See Exhibit 5 for a description of the key steps
in the LOS/Concurrency system.
LOS standards guide the types of street, pedestrian,
bicycle, and transit improvements needed to meet
planned levels of growth. The list and map of planned
transportation system improvements are presented in
Appendix A.
The transportation system’s quality of design, sensitivity
to human needs, and integration with the surroundings
impact the City’s urban character and quality of life.
Transportation improvements should be designed
accordingly.
Exhibit 2. LOS / Concurrency Program
Program
Compone
nt or
Characteri
stic
Attributes
Person
Trips
Person trips are the number of persons making the
same trip in the same mode of travel. Using person
trips provides a common metric for use in
concurrency and impact or mitigation fees.
Multimo
dal
Levels of
Service
Person trips will be calculated for the following
modes of travel:
• Motor vehicles (single and multi-
occupancy)
• Transit
• Non-motorized (bicycle and pedestrian)
Multiple
Service
Areas
The City will monitor the trip bank, determine
system needs, and collect fees at a citywide scale.
Trip Calculat
or,
Fee
Calculat
or,
Trip
Bank
Applicants will provide the type(s) of land uses they
will develop, and the number of units they propose
for each type (i.e., # of apartments, or # of square
feet of retail, office, etc.). The Trip Calculator will
convert the applicant’s data to the number of
person trips in their service area using trip
generation rates. The trip calculator results will be
used for concurrency by comparing the applicant’s
person trips to the balance available in the trip
bank. The trip calculator results will be used for fee
calculations by multiplying the applicant’s person
trips times the fee per trip. The city will be
evaluating the fee per trip expanding it to include
non-motorized modes of travel as recently allowed
in 2023 by Washington State Law.
Multimodal
Mitigati
on Fees
A separate SEPA-based mitigation fee schedule will
collect each applicant’s proportionate share of
their direct impact on the other modes of travel.
Strategies such as TDM and parking can earn
credits that reduce the mitigation fees.
Safety,
Operatio
ns, and
Local Access
Analysis
Applicants for development will be required to
submit an analysis of the effect of their proposed
development on safety, operations and local access
using guidelines outlined in the City of Renton
Policy Guidelines for Traffic Impact Analysis for
New Development.
Transportation • Level of Service Standards, Design, and Concurrency
CITY OF RENTON COMPREHENSIVE PLAN 28
Level of Service Standards, Design, and
Concurrency Policies
Policy T-47: Ensure adequate transportation facilities are
in place at the time of development approval or that an
adopted strategy is in place to provide adequate facilities
within six years.
Policy T-48: Ensure that new development contributes its
fair share of the cost of multimodal transportation
facilities, programs and services needed to mitigate
growth related transportation impacts.
Policy T-49: Maintain a multimodal level of service that
maximizes mobility, is coordinated with level of service
standards of adjacent jurisdictions, and meets
concurrency requirements.
Policy T-50: Incorporate multiple transportation modes in
concurrency determinations.
Policy T-51: Apply the following multimodal LOS standards
at a citywide level and development level:
Citywide Person Trips: Based on the City’s land use
and growth strategy, establish a citywide level of
person trips by mode, and support each mode with
capital improvements and programs. The general
mode categories include: motor vehicle trips,
transit/carpool trips, and non-motorized trips.
Operational LOS: Through the SEPA review process,
apply the following operational LOS standard at
intersections that could be impacted by a proposed
development:
Arterials and Collectors: Except as listed in C.2,
apply a standard of LOS D.
Alternative Arterial and State Route LOS: Apply a
standard of Level of Service E Mitigated for the
following:
o Specific Corridors: Carr Road, Logan Avenue,
Rainier Avenue, Grady Way, SR 900, SR 169,
and SR 515.
o Centers: Renton Urban Center and Center
Village
o For the above Corridors and Centers,
congestion should be mitigated (such as
increasing transit or other modes) when p.m.
peak hour LOS falls below LOS E.
Policy T-52: Encourage development that can be
supported by transit and other non-single occupant
vehicle modes.
Policy T-53: Design transportation facilities to fit the
neighborhood context. Apply urban design principles.
Policy T-54: Support continued development of the
27th/Strander Corridor into Tukwila.
Policy T-55: Take one or more of the following actions if
the City is unable to fund the programs, projects and
services identified (not in priority order):
Delay development until the needed programs,
facilities or services can be funded;
Amend the Land Use Plan to reduce the demand
placed on the transportation system; or
Obtain needed revenue or revise the Transportation
Improvement Plan to reflect known financial
resources.
As a last choice, change the transportation level of
service standard.
Transportation • Freight
CITY OF RENTON COMPREHENSIVE PLAN 29
ED. Freight
Safe and efficient movement and distribution of goods is
important for attracting and retaining businesses in the
City of Renton.
Inventory
Truck and rail freight are important to the regional and
local economy. The Washington State Freight Mobility
Plan, hereby incorporated by reference, identifies T1
freight corridors (those carrying more than 10 million tons
per year), T2 freight corridors (carrying 4 to 10 million
tons per year), and other freight routes within the City that
are important to the state economy. Figure T-2 identifies
the state designated freight routes.
The City has a system of truck routes for trucks weighing
over 26,000 pounds gross vehicle weight. In accordance
with the City’s truck route ordinance, trucks needing to
make deliveries off of the designated truck routes are
required to take the most direct arterial route to/from one
of the designated truck routes and to combine multiple
trips off designated truck routes when feasible. The truck
route ordinance does not apply to the operation of school
buses or public transit on designated routes, garbage
trucks, city maintenance vehicles, or emergency vehicles.
Freight rail service is currently available to several
industrial and commercial areas of the City. Existing rail
lines bordering the City of Renton include the Union
Pacific (UPRR) and Burlington Northern Santa Fe Railroad
(BNSF) main line tracks between Seattle and Tacoma.
The BNSF main line runs in a north-south direction and is
located along the City of Renton's western city limits,
separating Renton from the City of Tukwila. The BNSF
main line carries a considerable volume of freight service,
as well as passenger service. Two spur lines provide
intermittent, as-needed freight service from the main line
to the Renton Valley industrial area (southwest Renton)
and the Container Corporation of America plant in the
Earlington industrial area. The BNSF 18th Subdivision
Branch Line splits from the BNSF main line at the Black
River Junction, and continues through Downtown Renton
and the North Renton industrial area before continuing
along the east side of Lake Washington and terminating
in south Bellevue. Spur tracks off of the branch line
provide freight service to the Earlington industrial area in
west central Renton. Two spur tracks serve the North
Renton industrial area north of Downtown Renton.
The UPRR mainline track, located 200 to 300 feet west of
the BNSF mainline and Renton's City limits, also runs in a
north-south direction. The UPRR mainline is a single track,
carrying a somewhat lower level of freight-only service.
The infrequent use of the spur tracks and branch lines
within city limits results in minimal disruption to vehicular
traffic movement in Renton. Future land use development
is not anticipated to result in a significant increase in rail
freight service in Renton.
The following policies and priorities seek to balance the
needs of freight (trucks and trains) with the needs of
other users of the local street network.
Freight Policies
Policy T-56: Work with local, regional, state, and federal
agencies to address regional freight needs and mitigate
local impacts.
Policy T-57: Maintain and improve freight access to and
from Renton industrial areas.
Policy T-58: Minimize the impact of freight traffic on
transportation facilities and general traffic circulation.
Policy T-59: Limit heavy through truck traffic to
designated truck routes.
Policy T-60: Support railroad crossing improvements that
minimize maintenance and protect the street surface.
Where warranted, provide protective devices, such as
barriers and warning signals, on at-grade crossings.
Transportation • Airport
CITY OF RENTON COMPREHENSIVE PLAN 30
ED. Airport
The Renton Municipal Airport is a major general aviation
airport and a designated Reliever Airport for SeaTac
International Airport in the Federal Aviation
Administration’s National Plan of Integrated Airport
Systems.
Both federal and state governments recognize its
importance as part of the transportation system and
require the City to protect and maintain it so that it can be
used safely. Renton's airport is more than a
transportation facility. It is a vital element to Renton's
commercial and industrial economy, providing aircraft
services, manufacturing support, flight training, and other
airport activities. The airport is a self-sufficient enterprise
fund within the City’s operations.
According to the 2020 WSDOT Aviation Economic Impact
Study, Renton Municipal Airport accounts for the third
largest economic impact in Washington State at over 16
percent of the business revenues into the state.
Inventory
The Renton Municipal Airport is owned by the City of
Renton. The Airport consists of approximately 165.5
acres. It has one runway with two parallel taxiways.
The runway, running southeast to northwest, is 5,379 feet
long and 200 feet wide. It is equipped with medium
intensity runway lighting, Runway End Identification
Lighting (REIL), and Precision Approach Path Indicators
(PAPI). Taxiways are also equipped with lighting, a rotating
beacon, a windsock, and a non-directional radio beacon.
The Federal Aviation Administration operates a contracted
Air Traffic Control Tower year round during established
hours (generally 7 a.m. to 8 p.m.).
The Renton airport serves general aviation demand
(aviation uses except scheduled commercial passenger
airlines) generated by Renton, Boeing, and other
communities generally within a 30-minute drive. Aircraft
services available at the Airport include aircraft
maintenance and service, fuel, flight instruction, aircraft
charter and rental, and aircraft storage. Fixed Base
Operators (FBO's), which are aviation-oriented businesses
offering a variety of services and products to aircraft
owners and operators, provide these services to the
aviation public.
Contiguous to the Renton airport is the Will Rogers-Wiley
Post Memorial Seaplane Base which, during the summer
months, is one of the busiest seaplane bases in the
Northwest.
The Renton Municipal Airport is a Landing Rights Airport,
with US Customs services available for both floatplane
and wheeled aircraft arriving by water or by land.
Future Plans
The Airport Layout Plan establishes future development
and improvement priorities and timelines that will yield a
safe, efficient, economical, and environmentally
acceptable public facility with capacity for the future air
transport needs of the City of Renton and the Puget
Sound region.
The number of aircraft and the number of operations are
projected to grow only modestly in the coming decades;
however, the region has a large unmet need for hangars
for aircraft storage.
The airport has begun an update to the Airport Layout
Plan.
Transportation • Finance, Investment, and Implementation
CITY OF RENTON COMPREHENSIVE PLAN 31
Airport Policies
Policy T-61: Recognize the regional significance of the
Renton Municipal Airport for economic development. Also,
acknowledge that there are certain impacts to the
community with the existence of the airport, such as
noise generation, but that these impacts have historically
been accepted by the community in exchange for the
economic and transportation-related benefits that are
also associated with the airport.
Policy T-62: Promote coordinated planning and effective
management to optimize the region’s aviation system in a
manner that minimizes health, air quality, and noise impacts
to communities, including historically marginalized
communities.
Policy T-63: Maximize available space on the airport site
for uses that require direct access to taxiways and
runways.
Policy T-64: Continue operation of the airport as a
Landing Rights Airport.
Policy T-65: Recognize the benefit of airport access for
emergency medical and disaster response in the
community.
Policy T-66: Promote and develop airport facilities and
services for all wheeled and float-equipped aircraft,
owners, pilots, and passengers in a manner that
maximizes safety, efficiency, and opportunity for use.
Policy T-67: Lease airport property for aviation-related
uses that create jobs and expand the City’s tax base.
Policy T-68: Maintain the northern shoreline of the airport
as the only major publicly-owned seaplane access and
protect its use for that purpose.
Policy T-69: Develop appropriate land use plans and
regulations for structures and vegetation within the
airport’s runway approach zone and discourage the siting
of incompatible uses adjacent to the airport.
ED. Finance, Investment,
and Implementation
THIS SECTION HAS NOT BEEN UPDATED
FOR 2024
This section contains details of transportation revenue
sources that the City can reasonably expect to receive
during the life of the transportation plan. Revenue
sources contained in the Financial Program vary widely in
terms of the amounts available and the types of projects
for which they may be used. In most cases, individual
transportation projects are funded by a combination of
funding sources, reflecting the fact that transportation
projects have multiple purposes and serve multiple
beneficiaries.
Transportation Improvements
Appendix A: Transportation Improvement Projects and
Programs, summarizes the City of Renton’s identified
multimodal roadway system improvements needed to
address capacity and operational issues based on the
forecast travel demands. The project table and map,
which constitute Appendix A, include a project number for
reference. The table is generally organized by Community
Plan Area, starting with the Kennydale Planning Area in
the north part of the City.
In addition, the table includes programs covering
pedestrian and bicycle travel consistent with the City’s
other adopted plans, such as the Renton Trails and
Bicycle Master Plan. Programs covering preservation,
traffic operations and Intelligent Transportation Systems
(ITS), safety, and transportation project development are
also included. Without programs addressing these items,
the City’s existing infrastructure will be less efficient and
ultimately will cost more to reconstruct transportation
facilities.
Key improvements from other agencies including
Washington State Department of Transportation
(WSDOT), Sound Transit, King County, and adjacent cities
Transportation • Finance, Investment, and Implementation
CITY OF RENTON COMPREHENSIVE PLAN 32
are also included in the list to illustrate the
interdependence of Renton’s transportation element
within the regional and sub-regional framework.
To better support use of alternative travel modes, most of
the identified roadway improvements include facilities for
pedestrians, and others also include improvements for
bicycle travel and improving transit service reliability. The
roadway projects focus on improving traffic safety and
operations along major corridors. These include adding
turn lanes (including center, two-way left-turn lanes) and
upgrading traffic signals at major intersections. These
include projects along Lake Washington Boulevard,
Sunset Boulevard, Grady Way, Carr Road/Petrovitsky
Road, and 116th Avenue SE. In addition to the listed
corridor projects, the traffic operations and ITS program
provide for adjusting the traffic signal phasing and
operations at signals throughout the city.
The only project that adds additional travel lanes for a
significant distance is the widening of Monster Road
between Oakesdale Avenue and Martin Luther King Jr
Way (SR 900). This project completes the 4/5 lane
arterial corridor and would be constructed in partnership
with King County.
The Transportation Element also incorporates
improvement projects from Community Plans and other
planning studies. These include the plan to convert the
one-way roadways in downtown Renton to two-way
operations to support the vision identified in the City
Center Community Plan. In addition, the Transportation
Element includes the key transportation improvements
identified in the Sunset Area Community Planned Action
Study, and the Benson Hill Community Plan.
Transportation Program Costs
In emphasizing multiple travel modes, this plan requires
resources to be spread and balanced among all modes.
Many of the identified improvement projects address
multiple travel modes in an integrated manner. The City
of Renton cost of funding the transportation improvement
projects and programs described in previous sections for
the next 21 years (2025-2045) is estimated at
approximately $xx million (2025 dollars). In addition, the
City’s Transportation Element relies on WSDOT, Sound
Transit, King County Metro and other agencies to fund
and implement regional and sub-regional transportation
improvement projects, as identified in Appendix A.
Ongoing transportation planning work will include
continued refinement of the 20-year transportation plan
and costs.
As shown in Exhibit 6, $xx million (xx%) of the City’s
transportation costs are for multimodal transportation
improvement projects in key corridors throughout the
City. Pedestrian, bicycle, and trail projects are estimated
to cost $xx million based on the current plans. The
remaining $xx million is needed to fund ongoing
operations, including street overlays, system
preservation, traffic signal, signs, implementation of ITS,
and overall administration and development of projects.
Exhibit 3. Summary of 2025-2045 Transportation Costs
Type of Project Costs
(1,000s)
Roadway Projects $ xx,000
Non-Motorized Projects and
Programs $xx,000
Preservation, Safety, ITS, and
Project Development Programs $xx,000
TOTAL Costs $ xxx,000
Source: Placeholder
Inventory of Funding Sources
Having established a 20-year transportation funding level
of $xx million, an annual average funding level of
approximately $xx million would be needed to fully
implement the Transportation Element by 2045. Sources
of revenue to provide this annual funding need are
identified on Exhibit 7. The forecast revenues are based
on historical data extrapolated out to 2045. From existing
transportation revenue sources, the City would be
expected to generate $xx million from 2025-2045. This is
Transportation • Finance, Investment, and Implementation
CITY OF RENTON COMPREHENSIVE PLAN 33
approximately 40% of the total estimated costs of the 21
year list of transportation projects and programs.
Exhibit 4. Summary of 2015-2035 Transportation
Revenues
Existing Revenue Sources Costs
(1,000s)
Grants $xx,000
Business License Fees $xx,000
Fuel Taxes $xx,000
Transportation Impact
Fees and Sidewalk
Mitigation Payments
$xx,000
TOTAL Revenues $xx,000
Source: Placeholder
Existing revenues are not able to keep pace with
transportation costs for several reasons. They include:
Declining revenue available from several existing
sources, such as the half-cent gas tax and grants;
Transportation needs and costs growing faster than
available revenues;
Local, state, and federal requirements on
transportation improvements lengthening the design
process and increasing cost;
Increased needs for preservation of the existing
infrastructure;
Additional focus on incorporating complete streets
concepts into transportation projects which adds
costs due to right-of way and street standards;
The undetermined potential for new funding sources;
and
The continued inability of regional agencies to
address regional transportation needs.
Ongoing transportation planning work will include a
review and update of current revenue sources to reflect
federal, state, and regional decisions regarding these
revenue sources. Should the City’s transportation funding
approach result in shortfalls, the City will reassess its land
use plan, level of service standards, and funding
strategies, accordingly.
To help address this shortfall in funding, the City is
considering two new funding sources and potential future
modifications to the existing Transportation Impact Fee
(TIF) program rates.
Transportation Benefit District (TBD) – The City
established a city-wide TBD in August 2023, assumed
the responsibilities of the District in October 2023,
and adopted an additional tax of one-tenth of one
percent (0.1%) of sales/use tax in December 2023
for a period of ten (10) years, as allowed under state
law. This is projected to generate over $3.5 million
(2023 dollars) annually over the life of the plan.
Transportation Impact Fee – The City revised its TIF in
2011. As part of that update, the City set the TIF rate
per new PM peak hour trip at the maximum rate
developed in the Rate Study (Rate Study for Impact
Fees, City of Renton).
The City’s current program is focused on
improvements that add capacity to roadways and
streets that serve growth. With the recent expansion
of the Washington State Law in 2023 allowing impact
fees to be used for non-motorized modes of travel
and with the increased focus on completing key
segments of the sidewalk, bicycle, and trails system,
the City will be considering integrating other
transportation modes into the TIF adapting the fee to
a Multimodal Impact Fee which will be integral to the
multimodal concurrency program. Specific rates and
projects/costs are yet to be fully defined and would
be adopted as part of a subsequent change to the
City’s existing concurrency requirements (RMC 4-6-
070). Preliminary estimates suggest such a program
could generate approximately $8 million for separate
pedestrian, bicycle, and multi-use trail projects as
well as those needed to add capacity to roadways
and streets.
Transportation • Intergovernmental Coordination
CITY OF RENTON COMPREHENSIVE PLAN 34
This Element provides a summary of six and 20-year
transportation system proposals (see Level of Service
Standards, Design, and Concurrency) needed to support
the land use plan. The City has developed a six-year
Transportation Improvement Program (TIP) that details
projects and funding by year for 2025-2030 and is hereby
incorporated by reference. The full 20-year multimodal
project list, summarized in Appendix A, is also
incorporated by reference.
Finance, Investment, and
Implementation Policies
Policy T-70: Ensure the transportation system funding and
implementation program supports land use policies,
advances equity, inclusion, sustainability, safety, and
distributes transportation costs equitably.
Policy T-71: Pursue federal, state and local sources of
funding (e.g. loans, matching funds) for transportation
improvements in an efficient and equitable manner.
Policy T-72: Use business license fees and impact fees
charged to new development to fund growth related
traffic improvements.
Policy T-73: Coordinate equitable public/private
partnerships to help pay for transportation improvements.
Policy T-74: Seek opportunities for multi-jurisdictional
cooperation to fund transportation improvements (e.g.
joint transportation mitigation systems or funding
mechanism) to address impact of growth outside
municipal boundaries on the City’s transportation system.
Policy T-75: Pursue alternative transportation financing
methods, such as user fees, tolls, and other pricing
mechanisms to manage and fund the maintenance,
improvement, preservation, and operation of the
transportation system.
Policy T-76: Expedite implementation of transportation
projects that protect neighborhoods against the impacts
of through traffic, improve HOV flow, increase transit
service, and enhance pedestrian and bicycle facilities.
Policy T-77: Reassess the Land Use Element, Level of
Service standard, and funding strategies if probable
funding falls short of meeting existing needs and to
ensure that the Land Use Element, transportation plans,
and financing plan are coordinated and consistent.
Policy T-78: Evaluate establishing a Transportation
Benefit District (TBD) as allowed under state law.
ED. Intergovernmental
Coordination
A significant amount of travel that occurs in Renton is
regional in nature – with either the origin or destination
(sometimes both) outside city limits. Effectively managing
flow within and through the City requires extensive
coordination with neighboring jurisdictions, transit service
providers, and regional, state, and federal entities.
Intergovernmental Coordination Policies
Policy T-79: Develop and maintain relationships between
Renton and other agencies and local jurisdictions for
cooperative planning of common transportation
improvements.
Policy T-80: Continue to coordinate Renton's
Transportation Element with adjacent jurisdictions'
transportation and land use goals, countywide policies,
regional land use and transportation plans, and statewide
goals outlined in the GMA.
Policy T-81: Pursue strategies to address inconsistencies
(i.e. interlocal agreements) and adjust Renton’s
Transportation Element, as needed.
CITY OF RENTON COMPREHENSIVE PLAN 35
Element Logo Housing and Human
Services
All community members need housing and being an
inclusive community means having housing available for
all. Renton needs quality, fair, and safe housing
accessible to all members of the community. Housing
variety, location, and affordability influence a household’s
ability to access jobs, schools, and services. Human
services can help support residents to find and maintain
stable and healthy dwellings and to meet economic,
health, and social needs. Renton’s goals and policies
ensure residential development capacity to accommodate
all housing needs and a system of social services and
support to prevent hardships associated with housing
instability.
The Housing and Human Services Element presents
Renton’s goals and policies to meet the Growth
Management Act’s (GMA) housing goal to “Plan for and
accommodate housing affordable to all economic
segments of the population of this state, promote a
variety of residential densities and housing types, and
encourage preservation of existing housing stock.”
The element integrates goals and policies related to
human services because housing and human service
needs are often intertwined. Human Services are
programs and strategies that:
Support vulnerable or at-risk individuals and families
in times of need,
Address the social conditions that make people
vulnerable or put them at risk and
Foster an effective and efficient system of services.
Human services address needs along a continuum from
meeting basic human needs, promoting safe and healthy
communities, and assisting people in becoming self-
reliant. While optional under GMA, Renton addresses
human services in the Comprehensive Plan to best meet
community needs efficiently and effectively.
ED. Sustainable, Inclusive,
and Safe Housing
Assessments of Renton’s housing and human service
needs were conducted for the Housing Action Plan
(2021), Analysis of Renton Racial Disparate Impacts
(2022), and Renton Community Conditions (2023
update), The assessments find that Renton has the
following housing and human service needs.
Renton housing needs include:
More affordable housing. Housing prices have
increased considerably from the previous recession
and the low housing prices experienced in 2012.
Housing in Renton is still generally affordable
compared to cities to the North and East, but housing
affordability is a widespread challenge, with both
renters and homebuyers challenged to find
appropriate housing at affordable price points.
Households spending more than 30% of their income
on housing are considered “cost-burdened.” and
households spending more than 50% of their income
on housing are considered “severely cost-burdened.”
Due to the high percentage of income spent on
housing, these households are at a greater risk of
displacement and likely have difficulties meeting other
Housing and Human Services• Sustainable, Inclusive, and Safe Housing
CITY OF RENTON COMPREHENSIVE PLAN 36
household necessities, including food, medicine,
clothing, and transportation. Approximately one-third
(37%) of all Renton households are either “cost-
burdened” or “severely cost-burdened.” Rates of
housing cost burden have increased 4 percentage
points among renter households since 2010 (47% in
2010 to 51% in 2021). Rates of renter cost burden
are higher for households led by a person of color.
About 40% of households of color reported
experiencing housing cost burden compared to 32% of
white households.
A greater variety of housing sizes and
configurations. About half of the housing production
in Renton between 2010 and 2020 has been in
single-unit, detached homes, including replacements
for depreciated housing stock, infill projects, and new
subdivisions on undeveloped land. However, there has
also been a notable increase in the diversity of
housing types, with new apartment, multi-plex, and
townhome projects. To meet local needs over the
coming years, demands for future growth will require a
wide range of housing opportunities for the city. This
will include both single-unit and multi-unit
development, as well as units sized for individuals,
couples, and families.
Housing that is affordable to households with
extremely low incomes. There is a gap in rental
housing available to households with incomes less
than 30% AMI. There are about 2.5 times the number
of households in this income segment than affordable
units. As a result, about 84% of extremely low-income
households are facing some level of cost burden, with
around 68% paying more than half their income on
housing.
Significant support from government agencies and
non-profits is required to provide housing for these
households. The net revenue received from the
residents of an income-restricted housing
development may be considerably lower than market
rents. In some cases, this may not even be enough to
cover the building's ongoing expenses. Support is
necessary to bridge the gap and ensure that projects
remain feasible and sustainable.
Opportunities for homeownership. Similar to the
Puget Sound Region, Renton has experienced declines
in homeownership rates between 2010 and 2020.
The reduction in homeownership is observed across
all race and ethnic categories except households
headed by a person identifying as American Indian
Alaska Native alone (non-Hispanic). While more than
two-thirds of Asian households (69%) live in homes
they own, the rate is less than half for Black (29%) and
Hispanic or Latino households (27%).
Housing to meet special housing needs. Many
special-needs households also require affordable
housing choices.
o People with disabilities. Higher proportions of
households with lower incomes have household
members with disabilities, with the highest
proportions among households with extremely
low-income households. Renton has about
18,000 households that include a member
living with a disability. About 18% of all
households have a member with a self-care or
individual living limitation and another 30%
have another member living with a disability.
Persons with medical or physical disabilities or
substance abuse concerns may need support
services or a supportive living environment.
o Veterans: Among the civilian population aged 18
and over in Renton, about 5.9% (4,839 (2021
estimate)) are veterans. In Renton, veterans are
more likely to have risk factors associated with
higher levels of housing instability than non-
veterans. While these factors would suggest a
higher rate of housing instability, there are
avenues of support available to veterans that
are not accessible to other households at risk
for housing instability. Specifically, access to
federal resources for healthcare and housing
through the US Department of Veterans Affairs
(VA), can meet housing and health needs for
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CITY OF RENTON COMPREHENSIVE PLAN 37
some, but will not alleviate all the needs of
veterans in the community.
o Unhoused Populations: The number of people
experiencing homelessness in King County grew
between 2012 and 2022. Roughly 12,000
people are experiencing homelessness (2000
point-in-time estimate) in Southeast King
County, the area including Renton. For the
2022-2023 school year, Renton had a larger
percentage (3.8%) of unhoused students than
Washington state (3.4%). There is an unmet
need for flexible, temporary housing assistance
to prevent homelessness.
Encouraging Housing Variety and
Opportunity
Renton has a diverse housing stock with a wide range of
housing types and prices. This includes new and older
detached homes of all sizes, flats, townhouses, low- and
mid-rise apartments and condominiums, and high-density
mid-rise apartments. Renton has a strong sense of place
with many established neighborhoods organized around
schools, parks, and other institutions. New development
in Renton is still largely infill development. The
communities of Benson, Valley, Talbot, and the City
Center have seen more increases in attached housing
units between 2011 and 2021 due to the availability of
infill sites in zones allowing moderate density
development. Since 2011, Renton overall has had slightly
higher housing growth in attached housing units, but
detached housing is still a considerable part of housing
development.
Meeting current and future needs will require a wide
range of housing opportunities to provide housing
capacity for residents of all income levels. Renton must
plan for its share of total countywide future housing
needs for moderate-, low-, very low-, and extremely low-
income households as well as emergency housing,
emergency shelters, and permanent supportive housing
specified by King County Countywide Planning Policies,
The King County Countywide Planning Policies require
jurisdictions to analyze housing affordability according to
income groups benchmarked against King County’s
median income for all households. More specifically, the
policies define housing need based on affordability levels
equal to 30%, 50%, and 80% of the County’s Area Median
Income (AMI). Figure 1 shows the distribution of Renton’s
(2020) 43,362 housing units across affordability levels.
Countywide Planning Policies direct Renton, other cities,
and King County to work collectively to meet low- and
moderate-income housing needs countywide. Renton’s
2044 housing target is 60,362 housing units, which
represents an increase of 17,000 units above the 2020
housing stock. Notably, about half (46%) of Renton’s net
new need between 2020 and 2044 is for units affordable
to households earning 50% of AMI or less, with 37% of
the need for households at or below 30% of AMI. In
addition, Renton also must plan for capacity to
accommodate more than 3,200 emergency housing beds
by 2044.
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CITY OF RENTON COMPREHENSIVE PLAN 38
Figure 2. Renton Housing Supply and Future Housing
Need 2020 – 2044
Source: King County, 2022; Renton, 2023; BERK 2023
Addressing Racially Disparate Impacts
and Displacement
Renton has long been a home to waves of new
Americans, and today, it is a diverse community in which
no one racial or ethnic group makes up most of the
population. Renton is both proud of its diversity and
recognizes the historical injustices endured by historically
marginalized people. A review of key factors of access to
housing and opportunity demonstrates long-standing
racial disparities in Renton. For example, historically
marginalized households experience:
Lower household incomes. Renton’s households led by a
person who identifies as historically marginalized have
lower median incomes than Renton’s households led by
someone who identifies as White and Asian. Also, more
than half of households (53%) led by a person who
identifies as American Indian or Alaska Native have
household incomes of less than 80% of King County's
median income.
Lower rates of homeownership. Due to historic and
current discrimination households have been denied
equal access to homeownership, resulting in persistent
disparities in homeownership and exclusion from
neighborhoods that have predominantly owner-occupied
housing. The University of Washington’s Seattle Civil
Rights & Labor History Project identified areas with
racially restrictive covenants within Renton’s current city
boundaries. While more than two-thirds of households
headed by a person who identifies as Asian (69%) live in
homes they own, the rate is less than half for households
headed by a person who identifies as Black (29%) and
Hispanic or Latino households (27%). Like the Puget
Sound Region, Renton has experienced declines in
homeownership rates between 2010 and 2020.
Potential Displacement Risk. Displacement risk was
assessed by census tract based on the social vulnerability
of current residents, evidence of demographic change
associated with gentrification, and changes in market
prices relative to county-wide patterns. This assessment
provides an initial high-level screening of potential
displacement risk. Renton includes many highly diverse
census tracts and many with high proportions of renters
and low-income households, which is associated with
higher displacement risk compared to census tracts
across King County. The county-wide pattern has been
increasing proportions of historically marginalized
individuals and proportionally more households needing
affordable housing (incomes at 60% or 80% of AMI) since
2010. Renton already had higher rates of these factors in
2010 and, in most cases, has not had the proportional
increases seen county-wide. While the proportional
decrease has been lower than county-wide patterns,
Renton's increasing numbers of historically marginalized
people and lower-income households suggest less
displacement risk above county-wide trends. However,
there are some neighborhoods that demonstrate
potential displacement risk:
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CITY OF RENTON COMPREHENSIVE PLAN 39
The analysis indicated areas of higher displacement
risk in the Highlands Planning Area. The Highlands
Planning Area has higher rates of social vulnerability
associated with displacement relative to county-wide
patterns. It has the highest number of historically
marginalized residents compared to all other planning
areas, as well as high proportions of renters and lower
average household incomes compared to county-wide
patterns. These combined demographic factors are
associated with higher displacement risk. An
examination of demographic change finds that other
parts of the county have grown proportionally more
diverse since 2010 than the census tracts within the
Highlands Planning Area, but the area was already
diverse in 2010 and has grown more diverse over the
10-year period. The increase in historically
marginalized residents suggests a lack of
gentrification. The biggest factor driving the elevated
displacement risk appears to be higher rent increases
through 2021 than in other areas parts of the county.
More than a third of Highlands Survey Respondents
reported concern about gentrification (29%) and
feeling financial pressures related to affordability
(37%).
The census tract in the Cedar River Panning Area,
adjacent to the Highlands Planning Area,
demonstrates a demographic pattern like the
Highlands Planning Area but with higher rental price
appreciation between 2010 and 2021. However,
almost three-quarters of households in the Cedar
River Planning area are homeowners (73% of
households). While increasing costs are more
associated with displacement for renters, about two-
thirds of Cedar River Survey Respondents, who were
mostly homeowners, listed housing costs as a primary
housing challenge facing the community.
The Benson Planning Area includes a larger portion of
the census tract associated with the Cedar River
Planning Area and areas of south-central Renton. The
areas of the Benson Planning Area associated with
higher displacement risk include:
o The northern areas east of the SR 167 and
Interstate 405 interchange around Nelsen
Middle School and the Renton Academy. This
area has higher proportions of renter households
and lower median household income compared
to county-wide trends, though demographic
changes have been following county-wide
patterns. The area was considered an affordable
area in 2015 compared to county-wide patterns,
but rental costs have accelerated faster than
county-wide patterns since 2010.
o The eastern areas of the Benson Planning Area,
along the city border with Fairwood, including the
residential areas around Renton Park Elementary
School and Lindbergh Senior High School, show
higher rates of displacement risk. The area is
among the most diverse in King County, with a
greater representation among people identifying
as Black or Hispanic than in neighboring census
tracts. The area has maintained its high
proportion of historically marginalized
households but has seen a reduction in the
number of households with household incomes
below 80% and 60% county-wide Area Median
Income between 2010 and 2021. This could be
due to an increase in household income or an
out-migration of lower-income households and an
in-migration of higher-income households.
However, increases in local rents are like county-
wide patterns, which is contrary to the evidence
of gentrification. Benson Survey Respondents
expressed concerns about housing costs and
gentrification, and about a quarter reported that
their community is leaving the area (23%).
The Valley Planning Area is largely commercial and
industrial land, with some residential population at the
northern border in the Earlington Park area. Relative
to county-wide patterns, the residents in the area are
predominantly renters and are headed by a historically
marginalized identified person, leading to a high
displacement risk based on demographic
characteristics alone. The area has increased its
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CITY OF RENTON COMPREHENSIVE PLAN 40
number of historically marginalized people and low-
income households between 2010 and 2021,
suggesting a lack of gentrification. The area has lower
rental prices compared to county-wide trends, and
market prices have been tracking or growing slower
than county-wide patterns.
Remedies to Address Housing Needs and
Racial Disparities
Renton has a multilevel approach to addressing racial
disparities and achieving its vision of an inclusive city that
offers opportunity, resilience, and equitable outcomes for
all to ensure social, economic, environmental, and racial
justice.
Increase housing and housing options. Historically
marginalized communities are disproportionately
burdened when housing is insufficient to meet the need
for housing, resulting in higher rates of housing cost
burden and loss of wealth-building opportunities through
homeownership. These disparities persist and accrue
over generations. Renton’s primary strategy for
addressing racialized housing disparities is to ensure
sufficient capacity for housing to meet the needs of all
economic segments of the community.
Strengthen and institutionalize low-barrier strategies
for community participation. In 2015, Renton
established the Mayor's Inclusion Task Force (MITF) to
increase its accessibility to and partnership with the
diverse ethnic and cultural communities that comprise
Renton. Comprised of representatives of Renton’s ethnic
and cultural communities, the MITF helps to facilitate
dialogue and enhance understanding, trust, respect, and
representation to create a culture of inclusion in the
community. The MITF members identify barriers to
inclusion, advise on strategies to promote inclusion, and
facilitate communication and understanding about city
endeavors within their respective communities.
Equity review of potential policy and regulatory
decisions. In 2021, Renton established the Equity
Commission to advise the city council on equity issues
and to review city policies, programs, and practices to
identify and remove barriers to equitable outcomes.
Identify and track outcomes. The Human Services
Strategic Plan & Funding Strategy includes a commitment
to tracking key community conditions to improve the
understanding of community needs, strengthen the
response to those needs, and align grant funding to
identified community needs. Housing-specific conditions
include:
Change in housing costs compared to reference
jurisdictions (sales and rental prices).
The percentage of Renton households that can
affordably purchase a home
Housing cost burden (by tenure)
Number of subsidized rental units
Community planning. Renton uses a Community
Planning approach to give the community a greater voice
in planning and decision-making processes. Through the
community planning process, communities set the vision
and goals for their respective areas and participate in
identifying challenges and opportunities. The city can
identify community preferences, needed protective
measures, and community-driven anti-displacement
strategies through community planning. Because
community planning focuses on a defined area it enables
Renton to identify and prioritize the involvement of
underrepresented and historically marginalized
communities.
Incentivize for affordable housing. Renton supports the
development of affordable housing by using its policy-
making authority to reduce costs in exchange for the
community benefit of affordable housing.
Multifamily Tax Exemption (MFTE). Renton offers an 8-
year tax exemption for new development in the
Sunset, South Lake Washington, Rainier Grady TOD
Subarea, and Downtown Areas and a 12-year
exemption for developments in which 20% of the units
are affordable.
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CITY OF RENTON COMPREHENSIVE PLAN 41
Bonus Densities. In higher-density residential and
mixed-use zones, a project may receive bonus density
for allocating some of the units to be affordable.
Waived Fees. A project may receive waived building
permits, plan review, mitigation, or inspection fees in
exchange for including affordable units.
Reduced Parking. New buildings with affordable units
are required to provide only 1 stall for every 4
affordable units, with a maximum of 1.75 spaces per
unit.
Protect community members vulnerable to
displacement or housing insecurity.
Residential Manufactured Home Park (RMH) Zoning.
The RMH zone is intended to protect established
manufactured home parks and to expand the variety
of affordable housing types available within the city.
The zoning designation restricts the conversion of
Manufactured Home Parks to other uses.
Rental Registration Program (RRP). Renton
implemented the RRP to ensure the maintenance of
quality rental housing within the City. The RRP requires
landlords and property managers to register all
residential rental properties located in the City
annually, complete a compliance checklist, and
maintain required licenses.
Housing Repair Assistance. Renton provides grants for
minor home repairs to eligible Renton residents to
improve the environmental health and safety of
citizens' homes.
Homeownership information and referral. Renton
values homeownership opportunity as an important
component of an inclusive community and recognizes
that historic practices and policies have led to lasting
inequities in homeownership, particularly for
communities of color. Renton aims to broaden
homeownership opportunities for all residents by
providing information on loan and down payment
assistance for first-time homebuyers, veterans, and
residents with disabilities. Renton is also leveraging
funding and surplus public property to create
affordable homeownership opportunities for income-
qualified households. Community input favors
promoting greater production of new, lower-cost, for-
sale housing to provide homeownership opportunities
for moderate- and low-income households, including a
greater proportion of Black and Hispanic/Latino
households, to access homeownership.
Collaborate with regional partners to address county-
wide housing need. The City does not develop or manage
low-income housing directly but works with authorities,
non-profit organizations, and other partners to provide
subsidized housing options. Renton also participates in
my regional and local efforts to broaden access to
affordable housing.
Renton is a founding member of the South King
Housing and Homeless Partners (SKHHP). SKHHP is a
joint board formed by an interlocal agreement and
includes Renton, Auburn, Burien, Covington, Des
Moines, Federal Way, Kent, Normandy Park, Tukwila,
and King County. The mission is to work together and
share resources to increase access to affordable
housing for South King County residents.
Renton has an 80+ year partnership with the Renton
Housing Authority (RHA) to provide quality, affordable
housing to people in Renton. Renton works closely
with RHA and its resident/tenants to establish the
long-term vision and revitalization of Sunset Terrace
and other locations in the community.
Renton participates on the Affordable Housing
Committee in their effort to implement the Regional
Affordable Housing Task Force’s five-year action plan.
The City also participates in the King County Joint
Recommendations Committee (JRC) which allocates
funding for affordable housing.
Fund affordable housing.
SHB 1406. Renton exercises its right to receive
0.0073% of King County’s qualified tax revenue, which
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CITY OF RENTON COMPREHENSIVE PLAN 42
it pools with other cities through the SKHHP to
produce affordable housing.
Sales tax for Mental Health and Substance Use
Disorders (HB 1590). Renton implemented this sales
tax in January 2021 and the City is currently
coordinating how to leverage this funding effectively to
meet local housing and human services goals.
Renton’s Plan for Growth
Renton’s land supply of vacant, underutilized, and re-
developable land in its neighborhoods and mixed-use
centers will accommodate its 2044 growth targets, as
shown in Figure 2.,
Figure 3. Renton Housing Growth Targets (2020 - 2024)
Compared to Housing Pipeline and Capacity (since 2020)
Renton’s plan for growth, detailed in the Land Use
Element, allocates land use designations to facilitate a
range of housing types across all affordability levels,
where they are supported by complete neighborhoods,
local amenities, and transit options.
By providing for housing variety, Renton:
Accommodates housing at all affordability levels.
The cost of housing is driven by many factors,
including the cost of land, construction costs,
operational overhead, and the supply of housing
relative to the demand. To support housing at all
affordability levels, Renton’s plan for growth includes
higher density housing in neighborhoods with transit
and services, a greater variety of housing types in
established neighborhoods, and partnerships with
non-profit housing providers and regional coalitions to
support housing at affordability levels not met by the
private market. In addition, promoting more housing
stock that supports upward frees up lower-cost units
for households needing greater affordability.
Prevents housing instability and economic
displacement. Households experience housing
instability when their income and resources are
insufficient to cover the cost of housing and other
basic needs. Households may “double up” and share
housing with another household in crowded
conditions. Others may stretch their housing budgets
too far due to a lack of options. Forms of shared
housing and accessory dwelling units can be a source
of affordable housing for some households and offer
housing stability to others by providing income for
homeowners to help pay their mortgage or allowing
older households to age in place.
Meets housing needs over a person’s life time.
Renton is committed to providing a livable community
where all generations have value, thrive, and age with
respect. Renton’s older residents express a strong
desire to stay in their current community for as long as
possible. As people age, housing needs change due to
changing household configurations, changing lifestyle
preferences, a desire to reduce the burden of home
maintenance, or changing sensory or mobility
conditions. Increasing the diversity of Renton’s
housing supply in existing neighborhoods with a
greater variety of styles and price ranges will better
serve all resident needs.
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Improves mobility. Encouraging housing where there
is a variety of transportation options or increasing the
density in areas served by public transportation can
improve the viability of transit and provide better
access to employment, recreation, and other services
Meets special housing needs. A variety of housing
choices allows persons and households with special
needs, including seniors, people with disabilities, large
or extended families, and unhoused persons, to have
access to stable and supportive housing choices.
Expand opportunities for homeownership. Many
Renton residents express a preference for
homeownership, but homeownership rates have fallen
with greater reductions among historically
marginalized populations. Large, detached houses are
expensive to build and maintain and often require
households to absorb additional transportation costs.
Increasing the variety of housing types broadens who
can access homeownership in primarily two ways.
First, by broadening the variety of housing sizes and
price points through a greater variety of housing
forms. Secondly, the greater variety of housing forms
and arrangements allows households to approach
homeownership in innovative ways. For example,
buying a house that provides income from a backyard
cottage or partnering with family members to
purchase a multi-unit home.
Sustainable, Inclusive, and Safe Housing
Goals
Goal HHS-A: Adopt best available housing practices and
implement innovative techniques to advance the
provision of affordable, fair, healthy, and safe housing for
renters, homeowners, and people experiencing
homelessness.
Goal HHS-B: Ensure the availability of a variety of housing
types that meet all housing needs equitably and
sustainably.
Goal HHS-C: Increase the availability of safe, equitable,
and affordable housing for people in all demographic
groups and at all income levels and promote a balance
between housing and the amenities needed by residents
at a neighborhood level, such as childcare, fresh food
availability, recreational opportunities, and medical care.
Goal HHS-D: Provide sufficient capacity to accommodate
the 20-year housing growth targets at all income bands.
Goal HHS-E: Implement policies and practices to address
and undo racial disparities and exclusion in housing and
promote equitable housing ownership and rental housing
opportunities.
Goal HHS-F: Track housing outcomes for meeting housing
targets for all economic segments, addressing and
undoing racially disparate impacts, and mitigating
hardships related to displacement. Participate in regional
data tracking and report metrics in periodic updates for
the Comprehensive Plan.
Goal HHS-G: Mitigate displacement pressure caused by
market forces by fostering homeownership opportunities
and encouraging investments in existing housing.
Sustainable, Inclusive, and Safe Housing
Policies
Policy HHS-1: Work with other jurisdictions and
organizations, including the Renton Housing Authority, the
South King County Housing and Homelessness Partners,
and non-profit housing developers, to address the need
for housing to be affordable to extremely low, very low,
and moderate-income households. This housing should
focus on accessibility, mobility, and proximity to social
services.
Policy HHS-2: Work with local, regional, state, and federal
public and private sector entities to enhance resources
and secure financial and other types of support for
housing programs.
Policy HHS-3: Collaborate with financial institutions,
organizations, and individuals who provide affordable
housing to acquire and rehabilitate foreclosed units to be
used as long-term affordable or subsidized housing.
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CITY OF RENTON COMPREHENSIVE PLAN 44
Policy HHS-4: Implement zoning provisions and other
techniques that allow for a range of housing types at
different densities and prices that address the housing
needs of all people, at all affordability levels, at all stages
of life, including vulnerable populations.
Policy HHS-5: Encourage new housing, including
affordable and special needs housing, in walking distance
to Employment Centers, shopping, and streets with
existing and planned multimodal transportation facilities.
Policy HHS-6: : In collaboration with the County, the South
King Housing and Homelessness Partners, regional
housing authorities, other cities, and community
stakeholders, develop strategies to achieve a diverse
housing stock that meets Renton’s housing targets for
each economic segment.
Policy HHS-7: Support the development of housing and
neighborhoods that are sited, designed, constructed, and
maintained to promote an environment that supports
healthy and safe living.
Policy HHS-8: Plan and construct a transportation system
that links residents to services, such as childcare,
healthcare, and places of work. Transportation systems
should include opportunities for various modes of
transportation, including vehicles, public transit, walking,
and cycling.
Policy HHS-9: Encourage construction of universally
designed units, supportive housing arrangements, and
transitional housing in close proximity (within one-quarter
mile) to public transportation.
Policy HHS-10: Support the development of accessory
dwelling units in residential areas and ensure they are
compatible with neighborhood design standards.
Policy HHS-11: Provide technical assistance and access
to resources for housing adaptations and remodels to
allow people to age or remain in place as their
circumstances change.
Policy HHS-12: : Expand anti-displacement strategies in
collaboration with residents and community
organizations.
Policy HHS-13: Prevent household displacement and
encourage households to enter homeownership by
referring households to resources and supporting housing
assistance providers.
Policy HHS-14: Promote homeownership opportunities for
households of all incomes.
Policy HHS-15: Regulate manufactured housing the same
as site-built housing and apply manufactured home park
zoning to reduce the risk of conversion of Manufactured
Home Parks to other uses when developments meet the
following criteria:
1. The development provides market-rate housing
alternatives for moderate-low and very low-income
households.
2. The housing is maintained and certified as built to
the International Building Code and Federal
Department of Housing and Urban Development
standards.
3. Site planning includes pedestrian amenities,
landscaping, and a community facility.
Policy HHS-16: Utilize the City’s authority to rehabilitate
housing to prevent health and safety risks and eliminate
unsound structures.
Policy HHS-17: Encourage expansion of programs that
result in home repair, weatherization, and other energy-
efficient improvements to owner-occupied and rental
housing and promote additional funding for these
programs at the state and federal level.
ED. Effective and
Accessible Human
Services
Human Services are those efforts targeted directly to
individuals and families to meet basic needs and address
a variety of physical, social, and economic needs. The City
Housing and Human Services• Effective and Accessible Human Services
CITY OF RENTON COMPREHENSIVE PLAN 45
of Renton has the following six priority areas that may
change or expand as needs change.
Basic Needs: This includes food, clothing, housing
stability services (such as rent and/or utility
assistance), legal services, and meal programs.
Connector Services. Includes information and referral,
transportation, advocacy, case management, cultural
navigators, and other services that connect residents
to services.
Domestic Violence/Sexual Assault Services. All
services related to sexual assault and domestic
violence, including legal assistance and shelter.
Economic Opportunity/Self-Sufficiency. This includes
job training, programs that help those with barriers to
employment or other forms of economic opportunity
that can improve, prevent, or reduce needs for social
service and housing supports, youth programs,
mentoring, and after-school programs.
Health and Wellness. Includes physical, mental, and
dental health services, counseling, therapy, day health
programs, and chore services.
Homeless Services/Housing. Includes shelters,
homeless outreach, transitional housing, and
emergency housing.
Human services must address the diverse and emerging
needs of the community through a complete system of
services. The City continuously engages service providers
and community organizations in dialogue regarding the
functioning of the present service systems. The City plays
five primary roles in community partnerships that promote
safety, health, and security and are inclusive, integrated,
respectful of cultural and linguistic differences, foster
equity and dignity, and provide emotional support for
vulnerable and marginalized residents. The City’s roles
are to:
Inspire. Highlight programs and providers that are
making a difference and advocate for increased
funding and attention to the issues.
Understand and Evaluate. Assess community needs
on an ongoing basis, including through broad
stakeholder engagement and tracking reported
outcomes from agencies that receive funding.
Educate. Communicate an understanding of
community needs to stakeholders and promote
available resources and solutions.
Connect. Build a network of internal and external
stakeholders through convening and referrals, and
advocate for and support a systems approach to
meeting community needs.
Invest. Prioritize the allocation of public funds to
responsively address community needs, with a focus
on prevention and stabilization for residents in crisis.
The Human Services Division distributes general funds to
local non-profit organizations to serve the needs of
Renton residents, The City partners with schools,
businesses, libraries, service providers, local faith-based
entities, and others to address the human service needs
of Renton residents. The City participates in local and
regional human service efforts to address needs in the
community.
Effective and Accessible Human
Services Goals
Goal HHS-H: Promote an effective and equitable human
services delivery system that assists all community
members in meeting their basic physical, economic, and
social needs and enhances their quality of life.
Effective and Accessible Human
Services Policies
Policy HHS-18: Participate in local, regional, state, and
federal programs to address human services needs in the
region and in Renton
Policy HHS-19: Partner with the community to help
provide services and resources so that all residents have
access to food, clothing, and shelter, and an opportunity
to live a healthy, active, safe, and sustainable lifestyle.
Housing and Human Services• Effective and Accessible Human Services
CITY OF RENTON COMPREHENSIVE PLAN 46
Policy HHS-20: Encourage a network of human services
for the diverse needs of Renton’s residents that are easily
accessible and in proximity to public transportation
options
Policy HHS-21: Raise awareness of community housing
and human services needs through conducting timely
Community Conditions assessments, disseminating
community data to partners and stakeholders, and
collaborating with partners to identify and respond to
changing needs and demographics in Renton.
Policy HHS-22: Participate in the Human Services Funding
Collaborative (HSFC) to support regional coordination for
addressing human service needs and increasing
accessibility of human service funding for service
providers.
Policy HHS-23: Foster a culture of inclusivity and address
barriers to service access through scholarships and
reduced fees for city programs, translation and
interpretation services, improved referral processes, and
maintained updated community resource lists.
Policy HHS-24: Convene the Human Services Advisory
Committee, comprised of diverse representatives from
Renton, to advise on human services funding priorities.
Documents Incorporated by Reference:
• Housing Action Plan
• Community Needs Assessment
• Policy and Racial Equity Analysis
• Support for Ord. 5983 Sales Tax Funding
CITY OF RENTON COMPREHENSIVE PLAN 47
Element Logo Economic Development
A healthy economy provides jobs and opportunity and
helps pay for vital public services such as education,
parks, transportation, police and fire protection, and
human services. Renton is an opportunity-rich city in the
Puget Sound region. The city’s economic development
policies encourage collaboration between the public and
private sectors to ensure the long-term economic health
of Renton and its residents and businesses. The policies
encourage a mix of high-tech, creative jobs, as well as
retail, service, and office uses that will result in a
diversified employment base to support an economy for
all people. Guided by the city’s Clean Economy Strategy,
Renton aims to enhance environmental sustainability and
prepare for climate change while maintaining and
building a strong economy and providing local green jobs.
Led by local companies such as Boeing and PACCAR Inc.,
Renton’s key industries are manufacturing, aerospace,
destination retail, health care, professional services,
professional sports, and technology.
Plans Adopted by Reference
Clean Economy Strategy 2.0
Downtown Civic Core Vision and Action Plan
Rainier/Grady Junction TOD Subarea Plan
Economic Development Goals
Goal ED-A: Promote and maintain diversified economic
growth while protecting quality of life and environmental
health, including climate impacts.
Goal ED-B: Recruit and retain businesses to ensure a
dynamic, diversified, and growing base that provides
employment opportunities for all to ensure
competitiveness in the market.
Goal ED-C: Nurture entrepreneurship while fostering
successful partnerships with business and community
leaders. Invest in and grow workforce training and
retraining opportunities to support targeted local industry
clusters.
Goal ED-D: Focus efforts that expand access to economic
opportunity and identify and remove barriers for
economically disconnected communities.
Goal ED-E: Leverage partnerships to focus development
on targeted economic centers, in addition to industry
clusters, and pursue transportation and other regional
improvements and services that support and improve
quality of life for all people. Foster commercial and
residential development and cultivate optimism and focus
on redevelopment of public and private spaces
throughout the city.
Economic Development Policies
Policy ED-1: Develop incentives for businesses to locate,
stay, and expand within the city, particularly within the
city’s Growth Center, neighborhood business districts, and
commercial corridors.
Policy ED-2: Support and develop measures to reduce
displacement of existing businesses in Renton. Strategies
could include small business preservation programs
offering technical assistance and capacity-building
services, preservation of existing affordable commercial
spaces, create and foster new commercial spaces,
business incubators, and other strategies.
Policy ED-3: Consistent with the Clean Economy Strategy
2.0, develop strategies to attract industries and
businesses that address climate change and resilience
and provide clean jobs.
• Economic Development
CITY OF RENTON COMPREHENSIVE PLAN 48
Policy ED-4: Promote targeted local and regional industry
cluster development. Meet with top employers and key
organizations to identify and discuss their future needs to
determine how the city can assist them in being
successful in expanding in Renton to create job
opportunities for all community members.
Policy ED-5: Foster communications with, and support for,
key local and regional economic foundations. Support
partnerships between businesses, government, schools,
and research institutions to implement economic
development policies and expand access and
opportunities for workforce development programs.
Policy ED-6: Develop a business recruitment strategy with
an emphasis on business district development.
Policy ED-7: Implement strategies to support, recognize,
empower, and expand knowledge-based businesses, high
profile companies, and locally-, women-, and minority-
owned businesses and startups.
Policy ED-8: Ensure Renton’s Economic Development
Element is consistent with countywide economic policies
and strategies in accordance with relevant Countywide
Planning Policies.
Policy ED-9: Provide transparency, efficiency, and
uniformity of city regulations, policies, and procedures.
Allocate sufficient resources to process development
projects quickly and professionally.
Policy ED-10: Leverage Renton’s unique cultural, historic,
recreational, educational, and environmental assets as
important marketing and image-building tools of the city’s
business districts and neighborhoods.
Policy ED-11: Support Downtown Renton redevelopment
by engaging Downtown stakeholders and business
community members with efforts to implement the City
Council’s priorities for the City Center Community Plan
and Downtown Civic Core Vision and Action Plan.
Policy ED-12: Policy ED-9: Promote incentives for
development in the targeted growth areas of Renton.
Work with prospective developers to facilitate new
residential development with a diversity of housing types
and price ranges to meet the needs of all Renton
residents.
Policy ED-13: Encourage growth that balances
employment and housing opportunities within designated
urban centers by promoting investment in mixed-use
centers with compact urban development, specifically
advocating for redevelopment and quality infill design that
maximizes allowable density.
Policy ED-14: Foster economic and employment growth by
encouraging local investment, planning, and financial
policies that advance the development of commercial,
manufacturing, and industrial development centers.
Policy ED-15: Focus investment in infrastructure and
services in designated centers that align with the city’s
projected population, housing, and job growth targets.
Policy ED-16: Further the provisions of Renton’s Clean
Economy Strategy, including attracting low-carbon and
clean-energy sectors, promoting green job development,
and encouraging economic activity that is highly resource-
efficient and minimizes the generation of waste and
pollution.
Policy ED-17: Promote the efficient use of services and
resources, especially those addressing climate change,
resilience, and improved health outcomes.
Policy ED-18: Work cooperatively with local businesses to
help promote environmentally and socially responsible
business practices, including providing guidance and
technical assistance.
Policy ED-19: Support the growth of a regional food
economy through the development and expansion of
farmers’ markets, food co-ops, food halls, and community
supported agriculture programs.
Policy ED-20: Support collaboration with community
partners, such as the Renton Housing Authority, Renton
Technical College, Renton School District, and Renton
Chamber of Commerce, to encourage economic
development strategies that address disparities in income
and employment opportunities for economically
disadvantaged and disconnected communities.
• Economic Development
CITY OF RENTON COMPREHENSIVE PLAN 49
Policy ED-21: Develop and promote local arts and culture
programs, particularly by supporting the Renton Municipal
Arts Commission. Encourage investments in creative
industries and centers, bolster earned income for local
attractions, and generate new tax revenues by attracting
cultural tourists to the city while expanding cultural
experiences for residents.
Policy ED-22: Identify and encourage the preservation of
lands, sites, and structures that have historical, cultural,
and/or archaeological significance.
Policy ED-23: Maintain participation in the Mainstreet
Program and consider establishing a historic district as
strategies to preserve affordable and smaller commercial
spaces and prevent displacement of existing businesses.
Policy ED-24: Support, recognize, and empower the
contributions of Renton’s culturally and ethnically diverse
communities, institutions, and Native Tribes. Strategies
could include promoting community events that celebrate
different cultures, honoring traditional practices, and
encouraging business incubators to support business
formation.
CITY OF RENTON COMPREHENSIVE PLAN 50
Element Logo Climate & Resilience
Washington State Law
The Growth Management Act was amended in 2023
under Washington House Bill 1181, requiring cities and
counties to integrate climate mitigation and resilience
policies into comprehensive plan updates. These required
policy changes will address climate emissions and
impacts, while considering co-benefits and integration
with other planning documents related to housing,
transportation, and land use. Jurisdictions must adopt
climate policies consistent with the Department of
Commerce’s Climate Planning Guidance, which will result
in reduced greenhouse gas (GHG) emissions and vehicle
miles traveled (VMT). Policies must also consider and
prioritize actions that benefit vulnerable communities and
promote environmental justice.
Puget Sound Regional Council VISION
2050
Renton's Climate Element aligns with VISION 2050 goals
and actions related to climate change in the region, which
include:
Substantially reducing emissions of greenhouse
gases that contribute to climate change and
reducing climate impacts.
Engaging in regional resilience planning and
climate preparedness with a focus on equitable
outcomes, particularly for vulnerable
communities.
Helping cities and counties to incorporate
emission reductions and adaptation measures
in their comprehensive planning.
Guiding land use plan updates to improve
climate adaptation and resilience and
implement measures to address climate
hazards.
King County Countywide Planning
Policies
The King County Regional Growth Strategy emphasizes
the importance of addressing climate impacts and
enhancing policies for emissions reduction. The strategy
envisions integrating climate action, mitigation, and
resilience into local comprehensive plans, with a focus on
sustainable land use, multimodal transportation, and
energy infrastructure. The plan advocates for
development patterns that minimize emissions and
enhance resiliency through measures such as energy
efficiency, electrification, natural resource restoration,
and climate impact-ready infrastructure planning.
Renton Clean Economy Strategy 2.0
Renton’s Clean Economy Strategy update (CES 2.0)
serves as a roadmap of local policies to reduce Renton’s
GHG emissions, enhance environmental sustainability,
and prepare for climate change, while maintaining and
building a strong economy. The CES 2.0 is rooted in the
best available climate science, aligned with regional
targets, and tailored to specific Renton community needs
and priorities. The CES 2.0 provided a framework for the
development of goals and policies for the Renton Climate
Element and brings together city-wide planning efforts to
move towards a vision of net zero emissions and
community resilience in the face of climate impacts.
Climate & Resilience • Implementation and Monitoring
CITY OF RENTON COMPREHENSIVE PLAN 51
ED. Implementation and
Monitoring
Discussion
Under the GMA, counties and cities with specific
population criteria must submit an implementation
progress report to Commerce five years after revising
their comprehensive plan. Additionally, they must adopt a
work plan to implement necessary changes within two
years of submitting the progress report. The
Implementation and Monitoring section of Renton’s
Climate Element supports monitoring and reporting on
the GHG reduction targets adopted through the City’s
Clean Economy Strategy 2.0, as well as monitoring
changes to vehicle miles traveled (VMT). Renton has
adopted the King County-Cities Climate Collaboration
(K4C) targets, as follows:
Reduce 2007 greenhouse gas emissions by
50% by 2030.
Reduce 2007 greenhouse gas emissions by
75% by 2040.
Reduce 2007 greenhouse gas emissions by
95% and reach carbon neutrality by 2050.
Policies in this section also support monitoring and
reporting on climate vulnerability and resilience policies
to increase the City’s understanding of and capacity to
respond to future climate impacts.
Goals
Goal CR-A: Increase the City’s capacity to monitor and
report on climate action implementation.
Policies
Policy CR-1: Consider the resources needed, such as
partnerships (e.g., K4C), regular implementation progress
reports, and City budgeting, to implement the Climate
Element.
Policy CR-2: Monitor, assess, and publicly report on
community-scale greenhouse gas emissions and vehicle
miles travelled (VMT) every five years. Include emissions
from all local sources associated with resident, business,
and local government activities.
Policy CR-3: Develop and periodically update a climate
vulnerability assessment with a focus on the built
environment, communities, and natural systems. Use
assessment findings to evaluate changes to
Comprehensive Plan goals, development regulations, and
policies.
Climate & Resilience • Greenhouse Gas Emissions Reduction
CITY OF RENTON COMPREHENSIVE PLAN 52
ED. Greenhouse Gas
Emissions Reduction
The City of Renton completed a communitywide
greenhouse gas (GHG) inventory for 2019, detailed within
the CES 2.0, which informed the identification of
mitigation targets to assess the City’s progress over time.
As shown in Figure 1, the largest emissions sources in
2019 were electricity (residential, commercial, and
industrial) (40%), on-road transportation (25%), building
natural gas (14%), and air travel1 (12%). Commercial
electricity emissions were greater than both residential
and industrial electricity emissions combined. During the
CES 2.0 process, an emissions forecast for the city was
also completed to identify strategies that would have the
greatest GHG emissions reduction benefits going
forward. The goals and policies in the GHG Emissions
Reduction Sub-element are intended to reduce GHG
emissions by minimizing or eliminating emissions within
Renton’s largest emission sources, reduce vehicle miles
traveled (VMT) within the city, sequester carbon through
natural carbon sinks, and equitably distribute the benefits
of GHG reduction.
Supporting Elements
The Renton Comprehensive Plan includes a set of policies
aimed at:
Fostering utility efficiency and decarbonization
(Utilities Element).
Strategic land use planning for multiuse
neighborhood centers and the promotion of
transportation-oriented development (Land Use
Element).
The enhancement and diversification of
multimodal transportation options
(Transportation Element).
The encouragement of sustainable building
development, retrofitting, infill development, and
affordable housing initiatives (Housing and
Human Services Element).
Figure 4. Renton’s 2019 communitywide GHG
emissions, by source (%)
Emissions Reductions in the Built
Environment
Zoning & Sustainable Development
Zoning and sustainable development policy can provide
greenhouse gas (GHG) emissions reduction outcomes
related to land use, design, and various development
aspects. In the short-term, new development introduces
emissions from construction, production of materials,
equipment operation, and development-related deliveries
and transportation. However, ongoing operational
emissions persist throughout a structure's lifetime.
Reducing the use of natural gas, transitioning to fully
electric buildings, and investing in community renewable
energy can further decarbonize buildings and reduce
emissions associated with building energy use.
Climate & Resilience • Greenhouse Gas Emissions Reduction
CITY OF RENTON COMPREHENSIVE PLAN 53
Additionally, promoting alternative land use and
development codes, like mixed-use and transit-oriented
development (TOD), can minimize long-term GHG
emissions from new development; while building dense,
affordable communities around high frequency transit
can also enhance environmental justice priorities
identified by the State and offer community benefits such
as increasing housing supply and diversity, resilience to
climate impacts, and cost savings.
Goals
Goal CR-B: Foster higher-intensity land uses in mixed-use
centers, neighborhoods, and transit corridors that
address the need for housing for all economic segments.
Goal CR-C: Support and incentivize building and energy
codes and policies that reduce energy use, encourage
sustainable construction practices, phase out fossil fuel
use, and support clean energy.
Goal CR-D: Increase the energy efficiency of existing
buildings through retrofits that promote building
decarbonization. These efforts will target the integration
of renewable energy sources, implementation of energy-
efficient systems, and the prioritization of lower-carbon
building materials.
Policies
Policy CR-4: Promote middle housing and infill
development through city policies and zoning codes to
encourage broader housing types in low and medium
density residential zones.
Policy CR-5: Plan and implement changes to support
mixed-use, high-density development along planned
major transit stops and frequent transit routes. Prioritize
housing that supports equitable access to transit and
amenities.
Policy CR-6: Encourage sustainable, low-impact, energy-
efficient development and promote green building
guidelines outlined in certification programs such as Built
Green, Leadership in Energy and Environmental Design
(LEED), Living Building Challenge, Salmon Safe, or others.
Policy CR-7: Comply with new state building energy codes
and develop an all-electric code for new buildings.
Promote and implement building and energy standards,
which may include:
Use of on-site renewable energy systems or
procurement of renewable energy from offsite
sources for all or a portion of the building’s
annual building energy use.
Participation in demand response technologies
and programs that make energy generation and
distribution systems more affordable and more
efficient, increase grid reliability, and reduce GHG
emissions.
Coordination with local and regional electricity
providers to ensure the siting and location of
generation, transmission, and distribution
facilities minimizes adverse impacts on the
environment and adjacent land uses.
Requiring new residential and commercial
buildings to be solar ready, EV charging ready,
and to restrict natural gas use.
Supporting equitable access to energy incentives
by providing resources and funding for retrofits to
improve energy efficiency or to switch from
natural gas to electricity.
Policy CR-8: Encourage weatherization, upgrade, and
repair assistance programs to make energy-efficient
improvements to all housing types and seek additional
funding for energy efficient retrofits at the state and
federal level, which may include:
Identifying cost-effective upgrades for
weatherization programs such as replacing
single-pane windows, replacing or increasing
interior wall insulation and roof insulation,
retrofitting with electric heat pumps, and
optimizing heating, ventilation, and air-
conditioning (HVAC) systems.
Providing energy and water conservation
materials, appliance trade-in/exchanges, home
Climate & Resilience • Greenhouse Gas Emissions Reduction
CITY OF RENTON COMPREHENSIVE PLAN 54
and business conservation kits, and rooftop solar
projects.
Using lower-carbon building materials in new
construction and retrofits to reduce embodied
carbon.
Prioritizing incentive and assistance programs for
cost burdened communities and ensuring
outreach is targeted towards and benefits
vulnerable populations.
Policy CR-9: Provide comprehensive community education
on sustainable energy practices, especially for multiunit,
low-income housing. Partner with organizations that serve
vulnerable communities to ensure education and
incentive programs equitably build capacity and reduce
cost burden for all residents.
Policy CR-10: Partner with state and regional actors to
decarbonize buildings through demand response, storage
technology, and grid flexibility. Continue to participate in
regional partnerships, such as the King County Cities
Climate Collaboration (K4C) to identify and select
appropriate and cost-effective energy improvements.
2 Frontline communities are those that will be
disproportionately impacted by climate change; these are the populations that face historic and current inequities,
Transportation
Establishing a well-connected, safe, and low-carbon multi-
modal transit system can greatly reduce transportation
emissions in the city. Key strategies to help reduce GHG
emissions and mitigate climate change include reducing
VMT and the electrification of passenger vehicles. Transit-
oriented development enhances mobility and provides
alternatives like walking and biking. Additional measures
to reduce vehicle miles travelled include teleworking,
ridesharing, and carpooling.
Urban traffic congestion causes concentrated vehicle-
related pollution, and can be alleviated with policies like
parking restrictions, tolls, improved freight efficiency, and
congestion pricing. Shifting from passenger vehicles in
urban areas reduces pollution and emissions and can
increase the mobility of frontline communities.2 While
investing in multi-modal systems, ensuring affordability in
services and housing is crucial for equitable access and
protecting communities with low income from
displacement.
Supporting Elements
The Renton Comprehensive Plan includes a set of policies
aimed at:
Transportation demand management,
enhancement and expansion of multimodal
transit options within the city, increased safety
measures for pedestrians and cyclists, and
educational resources regarding the commute
trip reduction (CTR) program (Transportation
Element).
Locating development in proximity to frequent
transit areas (Land Use Element and Housing
and Human Services Element).
often experience the earliest and most acute impacts of
climate change and have limited resources and/or capacity to adapt.
Climate & Resilience • Greenhouse Gas Emissions Reduction
CITY OF RENTON COMPREHENSIVE PLAN 55
Goals
Goal CR-E: Reduce GHG emissions from the
transportation sector by reducing vehicle miles traveled
(VMT) via expanding multimodal transportation systems
for all community members and promoting the use of
electric vehicles (EVs).
Policies
Policy CR-11: : Improve the quality, effectiveness, and
efficiency of the transportation system and increase
multimodal transit options within Renton in alignment
with the Transportation Element. Ensure transportation
system improvements distribute benefits and access
equitably and that services are affordable to residents
with low incomes through programs that reduce
household transportation costs, such as the subsidized
annual transportation pass, Reduced Regional Fare
Permit, and ORCA LIFT program.
Policy CR-12: Work with utility providers, communities,
and other stakeholders (e.g., developers and EV
companies) to ensure that there is access to EV charging
where it is needed and expand EV charging readiness for
buildings equitably. Site locations for community chargers
in Renton based on proximity to areas with attached
housing, high Environmental Health Disparity (EHD)
scores, and points of interest in commercial and
employment areas such as City buildings, parks, schools,
and open spaces.
Policy CR-13: Implement the Renton EV Implementation
Plan and associated timeline for transitioning the City
fleet to electric power.
Policy CR-14: : Facilitate widespread education around
multimodal transportation and EVs in Renton, actively
involving community members living, working, or
otherwise in close proximity to proposed transit and EV
infrastructure changes.
Policy CR-15: Engage in regional partnerships to enhance
the overall transit network. Opportunities to engage in
regional partnerships include:
Supporting state and regional requirements for
electric delivery vehicles and Transportation
Network Corporations (TNCs).
Encouraging regional advocacy for the transition
to environmentally friendly fuels for air travel.
Collaborating with the Regional Transportation
Electrification Workgroup to accelerate equitable
distribution of benefits of electric vehicles.
Waste Prevention and Management
Solid waste emissions within Renton result from GHGs
that are released from landfills and the transportation of
waste to landfill and compost facilities. Diverting solid
waste from landfills is the most effective way to reduce
the release of these pollutants. Key strategies include
sustainable consumption, zero waste systems, increasing
recycling and composting, and expanding waste
education and outreach. The City is also committed to
promoting a circular economy that keeps materials in a
regenerative loop.
Supporting Elements
The Renton Comprehensive Plan includes a set of policies
aimed at:
Mitigating GHG emissions stemming from waste
generation (Utilities Element).
This includes reducing the environmental impact
of city operations, promoting recycling and waste
reduction in both residential and commercial
sectors, and ensuring sufficient waste hauler
services.
Climate & Resilience • Greenhouse Gas Emissions Reduction
CITY OF RENTON COMPREHENSIVE PLAN 56
Goals
Goal CR-F: Mitigate GHG emissions from waste systems
by minimizing waste generation through recycling and
food waste reduction measures, ensuring sufficient waste
hauler services, and promoting a circular economy.
Policies
Policy CR-16: Expand recycling and organics collection for
commercial, multiunit, and single-family residential
buildings as part of City-provided utilities. Implement
organics separation requirements for businesses in
accordance with the 2022 Organics Management Law
and the City’s Sustainable Materials Management Plan.
Consider implementing an organics disposal ban and/or
landfill disposal bans for certain materials.
Policy CR-17: Ensure waste management enforcement
does not increase existing financial disparities for cost-
burdened households and explore developing incentive
programs to purchase interior waste containers and
conduct educational outreach on recycling and
composting for households with low incomes.
Policy CR-18: Expand current education and outreach
programs that provide technical assistance and
incentives for commercial businesses and attached
residential properties. Develop targeted educational
campaigns for composting and recycling material with
highest GHG reduction impact (paper, metal, food waste)
through business recycling education, recycling
awareness campaigns, and community training.
Policy CR-19: Develop, implement, and enforce
construction and demolition (C&D) recycling and
deconstruction ordinances, and encourage developers
and project managers to use recycled materials in the
construction of transportation facilities and other
infrastructure.
Policy CR-20: Promote a circular economy in Renton by
planning for extended producer responsibility (EPR),
reuse, and circularity programs and policies to minimize
waste and encourage sustainable resource use. Expand
waste data tracking and reporting and continue to
implement the Sustainable Materials Management Plan
to reach zero waste.
Policy CR-21: Implement environmentally friendly
purchasing policies to procure products and services that
align with sustainability and reduced GHG emissions.
Policy CR-22: Encourage local food production,
processing, and distribution to reduce the carbon
footprint associated with food supply chains and prevent
food waste. Support urban agriculture, home and
community gardens, farmers’ markets, community
kitchens, and other collaborative initiatives to provide
healthy foods and promote food security.
Climate & Resilience • Greenhouse Gas Emissions Reduction
CITY OF RENTON COMPREHENSIVE PLAN 57
Carbon Sequestration in Natural Systems
Carbon sequestration involves capturing and storing
carbon in natural sinks (e.g., wetlands, forests, and
parks), a vital aspect of climate mitigation alongside
direct emissions reduction. Actively preserving and
improving local tree canopy, forests, and green spaces is
a method for carbon sequestration and minimizes carbon
release from tree and plant decay. Natural climate
solutions also have additional co-benefits for
communities such as increasing biodiversity, bolstering
resilience to extreme heat, and improving air, soil, and
water quality.
Supporting Elements
The Renton Comprehensive Plan includes a set of policies
aimed at:
Protecting and conserving natural resources
(Parks, Recreation, Natural Areas, And Trails
Element).
Reducing the environmental footprint resulting
from city operations and construction, which
aligns with a broader commitment to the
environmental initiatives outlined in the Mayor's
Climate Protection Agreement (Land Use
Element).
Goals
Goal CR-G: Protect and restore the natural environment to
increase carbon sequestration and foster the creation of
new parks and greenspace for all community members.
Policies
Policy CR-23: Identify and protect environmentally
sensitive ecosystems, open space, trees, and vegetation
that serve as potential carbon sinks. Avoid the conversion
of carbon-rich ecosystems and prioritize increasing tree
canopy cover and open space in communities most
vulnerable to climate impacts.
Policy CR-24: Promote urban forestry and the creation of
new parks to enhance green spaces within the city,
maximize carbon storage, and improve public health and
wellbeing. Consider tree preservation ordinances, tree
planting programs, and programs that increase education
and awareness, especially for vulnerable communities.
Implement GHG reduction activities related to forestry as
outlined in the Urban Forest Management Plan (UFMP).
Climate & Resilience • Resilience
CITY OF RENTON COMPREHENSIVE PLAN 58
ED. Resilience
The Climate and Resilience Element seeks to address the
unique climate vulnerabilities of Renton’s communities,
resources, and infrastructure. As detailed in the CES 2.0,
climate impacts are already occurring and are projected
to intensify in the coming years. These impacts include:
Continued wildfire smoke episodes, which
severely degrade local air quality.
Variable precipitation patterns, leading to
increased flooding, landslides, and drought.
Increased temperatures, which will reduce
snowpack, impacting water supplies and
streams, in addition to stressing critical
infrastructure, the energy grid, and ecosystems.
Climate impacts such as extreme heat or shifting
precipitation patterns have the potential to greatly affect
existing housing, transportation, and energy
infrastructure, especially in areas already vulnerable to
risks such as flooding or landslides. In addition, climate
change amplifies existing risks and disparities like chronic
health conditions, social and economic inequalities, and
pollution exposure, which disproportionately impacts
frontline community groups.
Understanding which areas and populations are most at
risk from climate and environmental burdens can inform
policy focus areas and community priorities. Climate
change exacerbates existing inequitable health and well-
being outcomes for communities, necessitating policies
that reduce cumulative environmental and health risks
within Renton.
Supporting Elements
The Renton Comprehensive Plan includes a set of policies
aimed at:
Increasing flood protection, erosion control, and
commitments to enhance stormwater
management (Land Use Element).
Ensuring water conservation, responsible
management of water resources, and adequate
supply (Utilities Element).
Incorporating environmental justice into new
zoning designations or rezoning processes (Land
Use Element).
Resilience in the Built Environment
Climate hazards like extreme heat, drought, flooding, and
wildfires affect critical infrastructure, requiring the
implementation and enforcement of strategic
development regulations and climate-resilient
infrastructure. Renton aims to ensure that buildings,
transportation systems, energy infrastructure, and critical
facilities can withstand and recover quickly from the
impacts of extreme weather and other natural hazards
worsened by climate change. Policies regulating
development and infrastructure should prioritize
resilience and adaptive capacity to meet community
needs in the face of climate impacts. Additionally,
promoting green, affordable housing and a resilient built
environment not only supports frontline communities but
also yields cost savings and reduces emissions.
Goals
Goal CR-H: Implement strategic and equitable land use
planning that emphasizes the prevention of community
displacement caused or exacerbated by climate change
impacts.
Goal CR-I: Prepare for climate impacts expected to pose
the biggest threat to Renton’s communities and
infrastructure - including wildfire smoke, flooding and
landslides, drought, and extreme heat. Seek to minimize
the disproportionate impacts of climate change on
vulnerable communities.
Policies
Policy CR-25: Develop a climate resilient smart growth
strategy to be incorporated into land use planning, such
as restricting development in floodplains and establishing
Climate & Resilience • Resilience
CITY OF RENTON COMPREHENSIVE PLAN 59
appropriate building standards to reduce risk from
wildfires or other climate hazards.
Policy CR-26: Review required buffers and setbacks for
areas vulnerable to erosion, flooding, or other damages
due to climate change and establish new minimums, if
necessary.
Policy CR-27: Reduce the exposure of property and
people to current and future climate risks by promoting
clustering or acquiring properties or easements on
properties that are vulnerable to climate hazards and
developing a transfer of development rights program. This
would shift development from areas that may provide
climate resilience benefits to areas more suitable for
development.
Policy CR-28: Identify and plan for climate impacts to
essential and valued community assets such as schools,
libraries, parks, and other social service, cultural, and
community centers.
Policy CR-29: Maintain government-to-government
partnerships with tribes for the preservation and
restoration of culturally important resources and sites
that could be adversely impacted by climate change.
Policy CR-30: Ensure that buildings, facilities, utilities, and
critical infrastructure are built to withstand climate
impacts, recover from extreme weather events, and
reduce environmental impacts. Specific measures to
enhance resilience in building energy codes include:
Adopting building codes that promote passive
survivability to ensure that buildings maintain
safe conditions in the event of power outages or
other emergencies.
Upgrading building envelopes and incorporating
passive solar design, shading, natural ventilation,
and daylighting.
Incorporating features such as backup power
generation and emergency water supply systems
for use during climate emergencies.
Policy CR-31: Support energy infrastructure, including
generation and transmission, which can withstand and
recover quickly from the impacts of extreme weather and
other natural hazards.
Policy CR-32: Restore and maintain habitats and open
spaces, including critical areas, to maximize the climate
resilience benefits they provide and reduce the risk of
wildfire, extreme heat, flooding, and other climate-
exacerbated hazards. Identify opportunities to expand
habitat protection and connectivity to encourage climate
resilience using conservation buffers, open space
corridors, and daylighting streams.
Policy CR-33: : Ensure the transportation system
(infrastructure, routes, travel modes) can withstand and
recover from extreme weather events and site routes to
reduce exposure to potential climate impacts.
Policy CR-34: Implement the Stormwater Management
Program Plan to provide water management systems to
minimize impacts of land use development and storm
water runoff on ecosystems, critical habitats, water
supply, public health, and safety. Ensure water system
plans include robust conservation and re-use measures
by expanding municipal reclaimed water systems and
promoting the use of on-site non-potable water systems in
private-sector commercial and residential buildings to
reduce water demand.
Climate & Resilience • Resilience
CITY OF RENTON COMPREHENSIVE PLAN 60
Resilient Communities & Emergency
Preparedness
Climate hazards, such as increased air pollution and flood
and landslide risks, pose a significant threat to public
health and safety. Implementing policies that enhance
the community's capacity to cope and adapt, such as
engaging the public in emergency planning, establishing
resilience hubs, and leading communication initiatives,
can foster resilience and facilitate a more effective
response and recovery from these impacts. This may
include developing a comprehensive wildfire smoke
resilience strategy, drought resilience strategy, and urban
heat resilience strategy. Anchoring climate preparedness
in climate and health equity, particularly for frontline
communities, is essential to address disproportionate
impacts on the most vulnerable members of the Renton
community.
Supporting Elements
The Renton Comprehensive Plan includes a set of policies
aimed at:
Safeguarding the health and safety of the
community and promoting educational programs
that promote sustainability, health, and
emergency preparedness (Land Use Element,
Utilities Element).
Ensuring safe air quality, including those focused
on enhancing air quality through collaborative
efforts with the Puget Sound Clean Air Agency
and PSRC (Land Use Element).
Active participation in flood hazard reduction
programs and the development of flood hazard
mitigation plans (Utilities Element).
Attracting low-carbon and clean-energy sectors
and promoting green job development (Economic
Development Element).
Goals
Goal CR-J: Protect the Renton community from the
impacts of climate change, including wildfire smoke,
flooding, drought, and extreme heat events through
adaptation policy and climate hazard preparedness
planning.
Goal CR-K: Build partnerships with community
organizations and implement culturally contextualized
outreach initiatives to educate and empower frontline
communities to implement climate resilience actions.
Policies
Policy CR-35: Prioritize resiliency investments and
initiatives that reduce environmental burdens and
equitably distribute benefits for vulnerable communities.
Policy CR-36: : Incorporate resilience hubs into existing
community-serving facilities augmented to support
residents, coordinate communication, distribute
resources, and reduce carbon pollution while enhancing
quality of life. Ensure that a diversity of individuals,
groups, and agencies in climate engagement activities
are involved in the decision-making process.
Policy CR-37: Inform the public on how to stay safe during
extreme weather events, especially in more vulnerable
and unsheltered communities. Conduct outreach on the
impacts of climate change on health and safety and
communicate evacuation routes in case of emergency or
natural disaster. Provide outreach and materials in
languages representative of community needs.
Policy CR-38: Use climate and health assessment tools
such as urban heat island mapping or updated floodplain
mapping modeling changes in extreme precipitation to
address potential impacts of climate change on health
and equity (I.e. Mapping from King County Flood Control
District). Address the social and mental health needs of
communities displaced or impacted by climate disaster.
Policy CR-39: Expand local food-security and food-related
economy to ensure that Renton communities have access
to healthy, affordable, and climate-friendly foods.
Climate & Resilience • Resilience
CITY OF RENTON COMPREHENSIVE PLAN 61
Policy CR-40: Support a resilient and green local economy
and promote green workforce opportunities. Develop a
green jobs strategy and promote job training for those
facing economic vulnerability or with limited skills and
work experience in this sector.
Policy CR-41: Develop a comprehensive wildfire smoke
resilience strategy through collaborative partnerships with
the Puget Sound Clean Air Agency, local residents,
emergency management officials, and other relevant
stakeholders. The strategy may include:
Implementing a community-wide notification
system designed to minimize exposure to wildfire
smoke and particulate matter, thus reducing
health risks.
Partnering with other agencies in the provision of
personal protective equipment and air filter fans,
or offering incentives for infrastructure updates,
such as HVAC enhancements and the use of
MERV 13 filters for air intake in facilities serving
high-risk populations.
Holding events and conducting outreach in the
community to communicate air quality benefits
and methods that contribute to improved indoor
air quality during wildfire smoke events,
especially in commercial, attached residential
buildings, and schools.
Policy CR-42: Develop a drought resilience strategy,
taking into consideration projected climate effects and
specific actions for different drought phases. Include
water conservation measures through incentives,
information, and requirements that residents and
business adopt water-efficiency practices and
technologies. Implement the Stormwater Management
Program Plan and aim to meet both average and peak
daily water demand and the monitoring of water supply
sources to comply with state-issued water rights
certificates and permits.
Policy CR-43: Develop an urban heat resilience strategy
that builds off measures in the City’s Urban Forest
Management Plan and includes:
Land use policies that reduce heat trapping
surfaces, such as large parking lots and
sprawling development.
Urban design and greening policies that promote
the orientation of buildings and streets for shade,
cool pavements, walls, and roofs, and green
stormwater infrastructure.
Measures to reduce waste heat by promoting
energy efficiency through weatherization, building
with heat-resistant materials, and reducing VMT.
Strategies to work with businesses, state, and
county departments on guidelines for safe work
in outdoor environments during periods of heat
and poor air quality to keep workers safe. Align
with the Washington State Department of Labor
& Industries Outdoor Heat Exposure Rules and
King County’s Extreme Heat Response Plan.
Climate & Resilience • Resilience
CITY OF RENTON COMPREHENSIVE PLAN 62
Resilient Ecosystems
Climate hazards such as flooding and wildfires have
negative impacts on ecosystems and natural areas,
including forests, streams, lakes, wetlands, urban parks,
open spaces, and tree canopy. Preserving and improving
environmentally critical areas offer multiple benefits, such
as creating green spaces that alleviate heat and flooding
effects, capturing carbon, and safeguarding culturally
significant resources.
Supporting Elements
The Renton Comprehensive Plan includes a set of policies
aimed at:
The effective management of urban forests to
optimize air quality (Land Use Element).
Enhancing the quality and functions of the City's
sensitive waterways and ensuring the long-term
protection of groundwater resources (Utilities
Element).
Protecting, conserving, and enhancing natural
resources and areas in Renton (Parks,
Recreation, Natural Areas, and Trails Element).
Goals
Goal CR-L: Manage and enhance Renton’s natural
systems so that they are resilient to the impacts of
extreme weather, invasive species, disease, and other
impacts worsened by climate change. Pursue the
expansion of natural areas and critical ecosystems when
possible.
Policies
Policy CR-44: Protect and restore streams, riparian zones,
estuaries, wetlands, and floodplains to achieve healthy
watersheds that are resilient to climate change.
Ensure no net loss of ecosystem structure and
functions and strive for net ecological gain to
enhance climate resilience, especially in critical
areas.
Identify and quantify the ecosystem services
benefits of natural systems and include these
natural capital assets in cost-benefit
assessments for community and development
planning.
Policy CR-45: Protect wildlife corridors to minimize habitat
fragmentation, especially along existing linkages, within
and adjacent to stream channels, and in patches of
native habitat.
Policy CR-46: Promote robust urban forest and climate-
smart forest management through policies and practices
that reduce forest vulnerability to known diseases or pest
infestations, and future threats, including the anticipated
effects of climate change, consistent with the Urban
Forest Management Plan. This includes increasing tree
canopy to reduce heat islands and improve air quality and
prioritizing improvements in frontline communities.
Policy CR-47: Restore floodplains and foster connectivity
to enhance the resilience of streams and rivers, thereby
mitigating flood risk. When possible, restore existing flood
storage, conveyance, and ecological functions and values
of floodplains, wetlands, and riparian corridors, consistent
with the Stormwater Management Program Plan.
Policy CR-48: Preserve and enhance the quality and
functions of the City's sensitive waterways and ensure the
long-term protection of groundwater resources to secure
a safe and ample potable water supply for Renton, in
accordance with the Utilities Element.
Policy CR-49: Utilize educational campaigns to encourage
native, drought-resistant vegetation and landscaping for
residential areas in Renton. Incentivize smart irrigation
management and technology use.
Documents Incorporated by Reference:
• Clean Economy Strategy 2.0
CITY OF RENTON COMPREHENSIVE PLAN 63
Parks, Recreation,
Natural Areas, and Trails
ED. Discussion
Parks, trails, and natural areas provide opportunities for
individuals to connect with nature, to encourage healthy
lifestyles and to recreate safely, and to provide
opportunities to steward a healthy natural environment.
The Renton Parks, Recreation and Natural Areas Plan
(2020) describes the City of Renton’s plan to provide
equitable and affordable access to recreational
programming, public parks, indoor and outdoor recreation
facilities, natural areas and trails. Renton aims to offer a
unique and varied parks and trails system that provides
diverse recreational opportunities for all.
Natural Areas
Renton’s natural areas provide a critical link between
people and the environment that builds a stewardship
ethos and attracts residents and businesses to the
community.
Renton’s natural areas provide important ecosystem
services that protect habitat, conserve fragile natural
resources, and support community resilience to climate
change through carbon sequestration and flood
mitigation. Tree canopy also has a modulating effect on
urban surface temperatures during hot weather.
Careful management of natural areas aims to balance
public access with conservation of natural resources.
Parks
Renton’s developed parks offer a wide range of indoor
and outdoor recreation facilities supporting community
needs for healthy and active lifestyles.
Recreation Programming
Recreation programing connects people, fosters
volunteerism, creates safe spaces, and generates long
term partnerships, especially with other major community
groups.
The goals and policies in the Comprehensive Plan
illustrate the desired future for the community, while
giving the Parks and Recreation Department the flexibility
needed to achieve these goals.
Urban Forest
Renton’s 2022-2023 Urban Forest Management Plan
“Rooted in Renton” complements Renton’s Parks,
Recreation and Natural Areas Plan (2020) with a focus on
the City-owned trees in public rights-of-way, natural areas,
and parks. The City enjoys nearly 117,000 City street,
park, and natural area trees which contributes to a
community's’ quality of life and softens the hard
appearance of landscapes and streetscapes. They
provide numerous tangible and intangible benefits such
as pollution control, energy reduction, stormwater
management, wildlife habitat, shade, reduces stress, and
improves quality of life.
Element Logo
Parks, Recreation, Natural Areas, and Trails • Discussion
CITY OF RENTON COMPREHENSIVE PLAN 64
Goals
Goal PR-A: Create and enhance parks, trails, recreation
programs, and natural resource areas to provide the
opportunities for the community to connect to, participate
in, support, and encourage healthy environments and
active lifestyles.
Goal PR-B: Support an integrated trails/road network to
be a realistic transportation alternative for residents and
visitors which contributes to a healthy lifestyle.
Goal PR-C: Prioritize new and upgraded facilities in
underserved areas of the community to ensure parks,
trails, and open space are within a 10-minute walk of
residences and businesses, and accessible to all.
Goal PR-D: Partner with residents and other governmental
organizations to improve well-being, human health, local
economies, and urban forest sustainability to achieve
environmental justice.
Policies
Policy PR-1: Expand parks and recreational opportunities
in areas with an identified need, in order to fill gaps in
service and keep pace with future growth.
Policy PR-2: Create a connected system of parks, trails,
corridors, and natural areas that provide equitable, safe,
multi-modal access to recreation opportunities.
Policy PR-3: Cultivate strong, positive partnerships at local
and regional levels with public, private, and non-profit
organizations to unite community efforts to develop and
sustain the park system and trails.
Policy PR-4: Create a distinct identity that celebrates the
natural, historic and culturally diverse character of the
Renton community through park and facility design,
recreation programming, interpretation and education.
Policy PR-5: Ensure long-term economic and
environmental sustainability in system planning, design,
operation, maintenance, and decision making.
Policy PR-6: Promote healthy and active lifestyles and
build community through programs that are inclusive, fun
and responsive to the needs and preferences of Renton’s
diverse population.
Policy PR-7: Protect, conserve, and enhance Renton’s
diverse natural resources for the long-term health of
ecosystems, and for the benefit and enjoyment of future
generations.
Policy PR-8: Proactively manage public trees, continue to
grow and expand a healthy canopy, maintain public
safety, and optimize urban forest benefits.
Documents Incorporated by Reference:
• Parks, Recreation, and Natural Areas Plan
• Renton Trails and Bicycle Master Plan
CITY OF RENTON COMPREHENSIVE PLAN 65
DRAFT #: FULL COUNCIL DRAFT 1.0 | Draft Date: June 18, 2024
Element Logo Community Planning
ED. Discussion
Community Planning is a process that gives greater voice
to the community in the planning and decision-making
process. In Community Planning, the City partners with
residents, businesses, non-profit organizations, and other
stakeholders to take a localized approach to topics
addressed in the Comprehensive Plan, such as patterns
of land use, design, traffic circulation, and services, and
applies them to a specific Planning Area or neighborhood.
Community Planning enhances that which the community
values and assures sensible growth and development
consistent with the Comprehensive Plan
The City of Renton and its Potential Annexation Areas are
comprised of ten distinct communities, each with their
own unique districts and neighborhoods. Through the
Community Planning process, communities set the vision
and goals for their respective areas and identify
challenges and opportunities. Community Plans also seek
to identify local centers where housing, employment, and
services are accommodated in a compact urban form, as
well as identify opportunities to enhance sense of place
and mix of uses through infill development,
redevelopment, and reuse of existing buildings.
Goals
Goal CP-A: Support inclusive community planning in
Renton through the Community Planning process to
provide residents, businesses, non-profits, and other
organizations the opportunity to participate in a
partnership with the City to shape the future of their
community.
Goal CP-B: Through Community Planning, identify goals,
priorities, challenges, and visions for Renton’s Community
Planning Areas, foster and celebrate unique
neighborhood characteristics and identities, and prioritize
the provision of City services and investment in
infrastructure and other improvement projects.
Goal CP-C: Ensure Community Plans implement City and
Growth Management Act goals and that there is
consistency between the Comprehensive Plan,
Community Plans, and Development Regulations.
Policies
Policy CP-1: Develop Community Plans in collaboration
with residents, businesses, and other community groups.
Prioritize the involvement of underrepresented and
historically marginalized communities.
Policy CP-2: Engage in ongoing equitable public
engagement to ensure development of relevant plans and
successful and equitable plan implementation.
Policy CP-3: Develop Community Plans that supplement
and refine the goals, objectives, and policies of the
Comprehensive Plan within the Community Planning
Areas and that make recommendations on land use
designations, design standards, and capital
improvements within the Community Planning Area.
Policy CP-4: Include provisions within Community Plans
for subarea or neighborhood plans for unique districts
and neighborhoods that exist within Community Planning
Areas. For each Community Planning Area, identify
features and characteristics to retain, develop, preserve,
enhance, protect, or correct.
Policy CP-5: Implement Community Plans in concert with
Community Plan Advisory Boards who make
recommendations based on the adopted vision and goals
of their Community Plan regarding the provision of City
Community Planning
CITY OF RENTON COMPREHENSIVE PLAN 66
services and infrastructure investment and other
improvement projects.
Community Planning
CITY OF RENTON COMPREHENSIVE PLAN 67
Map 1. Renton Community Planning Areas
CITY OF RENTON COMPREHENSIVE PLAN 68
Element Logo
Utilities
The Utilities Element guides future utility service within
Renton’s planning area and ensures that adequate utility
services will be available to support existing and future
development. The Utilities Element goals and policies are
designed to promote ecologically sustainable, reliable and
cost-effective utility service while meeting current and
future community needs and protecting the natural
environment.
Plans Adopted by Reference
City of Renton Comprehensive Water System Plan
City of Renton Long Range Wastewater Management
Plan
King County Comprehensive Solid Waste
Management Plan
ED. City Managed Utilities
The City of Renton provides water, wastewater, and
surface water utility services to both Renton communities,
as well as some areas outside city boundaries, located
within the Renton water and wastewater service area
boundaries. The City contracts with a private hauler for
solid waste collection and coordinates with King County to
use regional solid waste disposal facilities. Several non-
city utility providers (Water and/or Sewer Districts) also
operate within Renton, providing water and sewer service
for annexed, developed areas within their established
water and sewer service area boundaries. Other non-City
utilities include power, natural gas, and
telecommunications (cable television, internet, wired
telephone, and cellular telephone/data services).
Under the Growth Management Act, levels of utility
service must support planned land use patterns and
growth. The Utilities Element must ensure that adequate
levels of utility service are available to serve the growth
planned for in the Land Use Element. Based on these
adopted growth allocations, functional plans for each
utility system must also accommodate projected growth in
their respective service areas. A detailed discussion of
Renton’s utility system capacity and the adopted growth
allocations is contained in Appendix C: Land Use
Assumptions and Utility Plans, which is hereby adopted by
reference.
Major challenges related to the provision of utility services
include the following:
Annexations have created large areas, mostly in
southeastern Renton, where water and/or sewer
service is provided by non-City providers.
The City existing infrastructure for water, wastewater
and surface water utilities requires on-going
rehabilitation and replacement to maintain and
increase the useful life of the infrastructure and
maintain reliable service and to serve current and
future growth.
Increasing state and federal stormwater regulations
from the Western Washington Phase II (WWA Phase
II) Municipal Stormwater Permit, issued by the
Department of Ecology every 5 years, will have
significant impacts to the Surface Water Utility
Increased use of on-site infiltration may affect aquifer
recharge and groundwater quality. Newer WWA Phase
II requirements may affect development patterns in
Renton and may result in new methods for handling
stormwater runoff.
Extending sewer service to areas within the City’s
Wastewater Utility service area (inside the city and in
the Potential Annexation Areas (PAA)) to support new
Utilities • City Managed Utilities
CITY OF RENTON COMPREHENSIVE PLAN 69
development, and converting existing properties that
are on septic systems to city sewer system, especially
properties that have failing septic systems, is
challenging both physically and financially, but
important for achieving the adopted growth
allocations and protecting the environment and
public health.
New and changing federal and state drinking water
regulations, related to emerging contaminants of
concern, such as polyfluoroalkyl substances (PFAS)
and the Lead and Copper Rule, are regulatory
challenges for the city Water Utility that are necessary
to ensure safe drinking water for existing and future
growth.
Goals
Goal U-A: Provide an adequate level of public utility
service that is sustainable, reliable, and consistent with
land use, environmental, and annexation goals and
policies.
Goal U-B: Ensure the long-term protection of the quality
and quantity of groundwater resources of the City of
Renton in order to maintain a safe and adequate potable
water supply.
Goal U-C: Provide equitable service to all customers.
Policies
Policy U-1: All utility services and systems should be
consistent with the growth projections and development
concepts established in this Comprehensive Plan.
Policy U-2: Protect the health and safety of Renton
residents from environmental hazards associated with
utility systems through the proper design, construction,
maintenance, operation, and siting of utility facilities.
Policy U-3: Promote co-location of new utility
infrastructure within rights-of-way and utility corridors,
and coordinate construction and replacement of utility
systems with other public infrastructure projects to
minimize construction-related costs and disruptions.
Policy U-4: Coordinate with adjacent jurisdictions and
other service providers within Renton to cooperatively
plan for regional growth.
Policy U-5: Approval of development should be
conditioned on the availability of adequate utility service.
All new development should be required to pay their fair
share of construction costs for necessary utility system
improvements.
Policy U-6: Encourage the use of water and energy
conservation technologies to provide utility services in an
environmentally responsible and sustainable manner.
Policy U-7: Non-city utility systems should be constructed
in a manner that minimizes negative impacts to existing
development and should not interfere with operation,
maintenance, and future replacement of City utilities.
City development regulations should not impair the
ability of utility providers to adequately serve customers.
Policy U-8: Encourage the use of new technology to
increase the quality and efficiency of utility service and
utility system management.
Policy U-9: Protect, restore, and enhance environmental
quality through land use plans, stormwater management
action plans, surface water management programs, park
master programs, urban forestry programs,
transportation planning, and development review, in
cooperation with residents, land owners, and public and
private agencies.
Utilities • City Managed Water
CITY OF RENTON COMPREHENSIVE PLAN 70
ED. City Managed Water
Discussion
The Renton Water System is a publicly owned water
system operated by the City of Renton as a self-
supporting enterprise utility. The City of Renton Water
System Plan Update (2021) and the provisions of Chapter
246-290 of the Washington Administrative Code (WAC),
Group A Public Water Supplies, guide operations and
system planning. The City provides water service to an
area of approximately 17 square miles, generally
coincident with city boundaries, though portions of
northeastern and southeastern Renton (East Renton
Plateau and Benson Hill) are currently served by other
water providers. Map UT 1 shows the boundaries of the
City’s water service area.
The City’s water supply is from a combination of
groundwater wells, Springbrook Springs, and a partial
water supply contract with Seattle Public Utilities (SPU) to
provide water service to Boeing Renton Plant and to meet
future water supply demands that exceed the certificated
water rights for all of the city’s water supply sources. City
water sources provide 99.5% of the City’s water demand
and SPU provides 0.5%. There are also emergency
interties with adjacent cities and water districts. The
current capacity of the City’s active supply wells is 15,350
gallons per minute (gpm), or 22.10 million gallons per day
(mgd). Interties with Seattle Public SPU can provide an
additional 7,195 gpm (10.36 mgd). The City also
maintains two interties with SPU dedicated to supplying
water to the Boeing’s Renton Plant and an intertie with
the Skyway Water and Sewer District, which purchases
water wholesale from Renton. The City’s water system
also includes a network of eleven storage reservoirs,
consisting of underground concrete and steel tanks,
Map UT 1. Renton City Water Services
Sources: Renton, 2024; Carollo, 2021
Utilities •
CITY OF RENTON COMPREHENSIVE PLAN 71
above-ground steel tanks, elevated steel tanks and
standpipes, and covered concrete-lined surface
reservoirs. The overall gross storage volume available is
approximately 24.16 million gallons.
Detailed descriptions of the City’s supply wells, storage
reservoirs, and all interties with other systems are
included in the City of Renton Water System Plan Update
(2021).
Goals
Goal U-D: Provide and maintain a consistent, ample, and
safe water supply for current and future service areas
through system planning consistent with anticipated
development.
Goal U-E: Protect water supply resources and ensure that
groundwater quality is not negatively impacted by
development.
Policies
Policy U-10: Provide and maintain water supply,
infrastructure, and service consistent with projected
population and job growth within the City’s water service
area, as established in the Land Use Element and the
Water System Plan.
Policy U-11: Extend water service within the City’s water
service area in an orderly manner to serve anticipated
growth and development in accordance with the Land Use
Element.
Policy U-12: . Monitor water supply sources and
withdrawal limits as necessary to comply with State
issued water rights certificates and permits.
Policy U-13: Maintain and upgrade the water system to
deliver adequate water flow and storage for fire protection
to all customers and facilities connected to the City water
system.
Policy U-14: Continue water system maintenance and
upgrades to ensure water quality that meets or exceeds
all health requirements.
Policy U-15: Coordinate with non-City water providers
operating within Renton and neighboring jurisdictions
where the City has new road construction or utility
improvements.
Policy U-16: Practice and support sustainable water
resource management that achieves a maximum net
benefit for all water utility customers and promotes
enhancement of the natural environment.
Policy U-17: Promote voluntary water conservation and
coordinate with Seattle Public Utilities to meet regional
water conservation goals.
Policy U-18: Implement the City’s Wellhead Protection
Plan and Aquifer Protection Program to preserve
groundwater quality.
Policy U-19: Emphasize the use of stormwater
management techniques, including Low Impact
Development (LID) techniques, to maximize water quality
and infiltration where appropriate. Require new
developments located near water bodies or generating
runoff flowing into waterways to implement LID
techniques.
Policy U-20: Promote the use of interlocal agreements to
restrict land use in sensitive aquifer recharge areas to
minimize possible sources of pollution, minimize erosion,
and to increase infiltration.
Utilities • City Managed Wastewater
CITY OF RENTON COMPREHENSIVE PLAN 72
ED. City Managed
Wastewater
Discussion
The Renton sanitary sewer system is a publicly owned
wastewater system operated by the City of Renton as a
self-supporting enterprise utility. The City of Renton Long-
Range Wastewater Management Plan (2022) guides
operations and system planning. The City collects
wastewater from a service area of approximately 22.11
square miles, with approximately 3.09 square miles
located outside city limits. Primary collection of
wastewater is achieved through gravity sewer lines,
though the City maintains a series of lift stations and
force mains to overcome changes in topography.
Collected wastewater is discharged to King County
wastewater facilities, where it is ultimately transmitted to
the King County South Treatment Reclamation Plant for
treatment.
Some areas of the City are served by non-City sewer
districts. Map UT 2 shows the boundaries of the City’s
sewer service area and those of adjacent service
providers.
Map UT 2. City of Renton Sewer Service Area
Sources: City of Renton, ####, Carollo, XXXX
Utilities • City Managed Wastewater
CITY OF RENTON COMPREHENSIVE PLAN 73
Sewer system capacity depends on several factors,
including adequately sized pipes to collect wastewater,
properly sloped pipes to allow adequate gravity flow,
sufficient capacity of downstream treatment facilities to
accept wastewater, and the level of inflow and infiltration
into the system. An updated hydraulic computer model of
the City’s wastewater system was completed in 2019 to
evaluate the effects of changes to the sewer system
resulting from new development, changes to the existing
system, or future population growth. Hydraulic modeling
shows there are areas of concern in the wastewater
system with areas of surcharging during storm events
with high inflow/infiltration. There are even more areas
that function well but do not operate withing the city’s
preferred design criteria.
King County’s handling of wastewater flows from the
Renton system also contributes to potential capacity
issues. During peak flows, King County interceptor lines
are sometimes used to store wastewater while the South
Treatment Plant is temporarily over-capacity or when
flows to the treatment plant need to be limited for other
reasons. When these interceptor lines cannot flow freely,
they may cause back-ups in connected systems, including
Renton. During such conditions, the City system
experiences sewer surcharging in low-lying areas.
Installed as part of federal programs to provide housing
for workers at the Renton Boeing plant, much of Renton’s
existing sewer infrastructure dates from the 1940s and
1950s. Sewer infrastructure in the Central Business
District is older, dating from the 1920s and 1930s. These
facilities have reached the end of their useful life, and
many need replacing. The Long-Range Wastewater
Management Plan establishes a list of recommended
capital improvements to the sewer system, ranked in
priority order, which includes extensive replacement of
wastewater collection pipes, elimination or replacement
of lift stations, and rehabilitation or improvement of aging
interceptor lines.
A complete list of proposed capital improvements is
included in Chapter 8 of the Long-Range Wastewater
Management Plan.
Inflow and infiltration results from groundwater entering
the sewer system through leaking pipe joints, cracks,
structural defects in the sewer system, and illegal
connections. While some level of Inflow/Infiltration (I/I) is
unavoidable, excessive volumes can strain the system,
taking up valuable conveyance and treatment capacity
with relatively clean water.
Renton participates in King County’s regional I/I
management program by implementing I/I reduction
techniques, such as minimizing vent holes, sealing
manholes in wet areas, and conducting video inspections
of sewer lines to check for leaks. Older sewer
infrastructure is more susceptible to I/I, and the City has
identified priority areas for investigation and replacement.
The Long-Range Wastewater Management Plan provides
a complete discussion of the City’s I/I monitoring efforts.
Goals
Goal U-F: Ensure the availability of an adequate level of
sanitary sewer service through system planning that is
consistent with land use, environmental protection, and
annexation goals and policies.
Goal U-G: Provide and maintain a sanitary sewer
collection system that is consistent with the public health
and water quality objectives of the State of Washington
and the City of Renton.
Policies
Policy U-21: Sewer facilities and services should be
consistent with the growth and development concepts
expressed in the Land Use Element. Extension of sewer
service should be coordinated with expected growth and
development.
Policy U-22: All new development in the wastewater utility
service area are required to connect to the sanitary
sewer system, except properties that have adequate soils,
are greater than 200 feet from an existing main, are
outside of the city’s Aquifer Protection Areas, and are
zoned for low density residential development on lots of
sufficient size to support on-site septic systems.
Utilities • City Managed Surface Water
CITY OF RENTON COMPREHENSIVE PLAN 74
Policy U-23: Projected sewage flows should guide the
wastewater Capital Improvement Program (CIP). The CIP
should be updated as land use plans and policies are
revised.
Policy U-24: Coordinate with non-City sewer providers
operating within Renton and neighboring jurisdictions
where the City has extended sewer service to
accommodate road construction and other public works
projects.
Policy U-25: Timely and orderly extension of the sewer
system should be provided within the City’s service areas
to meet public health requirements.
Policy U-26: Coordinate with King County to reduce
surcharging conditions that may cause wastewater
overflows and protect surface and groundwater quality for
Renton.
Policy U-27: Coordinate with King County regarding
Inflow/Infiltration reduction initiatives, system
improvements, and interconnections between city and
county sewer infrastructure.
ED. City Managed Surface
Water
Discussion
Renton’s surface water system consists of natural
streams, rivers, wetlands, and lakes and constructed
systems that manage drainage, provide flood risk
reduction , and protect surface water quality. Surface
water management is important to meet social,
economic, and ecological needs including flood risk
reduction, erosion control, water supply, groundwater
recharge, fish and wildlife habitat, and recreation.
Impervious surfaces in an urban, growing community
such as Renton can affect surface and groundwater
quality through stormwater runoff containing pollutants
from roads, parking lots, and landscaping. Impervious
surfaces can also decrease groundwater recharge and
increase the quantity of peak flows of runoff, causing
stream channel scouring, sedimentation, and loss of
habitat.
Renton’s existing surface water drainage system is
generally considered to meet capacity requirements
under frequent rain events (less than 50% annual chance
event). However, in some areas of the City, the system is
inadequate during large, infrequent storm events. In more
developed areas within the Lower Cedar River and Lake
Washington East Basins, problems include flooding and
ponding caused by inadequately sized pipes, ditches, and
detention facilities. In other areas such as the Black River
Basin, loss of wetlands and fish passage are concerns, as
well as, development occurring within the watershed,
both inside and outside the City.
In areas where redevelopment is likely, such as the
Renton Urban Center, Sunset Area, and other centers,
redeveloped properties are required to provide water
quality treatment if the redevelopment area exceeds
thresholds identified in the Renton Surface Water Design
Manual. Adding treatment facilities would improve water
quality in receiving waterbodies compared to
predevelopment conditions.
Additionally, as new development and redevelopment
occur, Low Impact Development (LID) practices are
implemented to conserve native soils and vegetation,
protect hydrologic processes (e.g., infiltration), and reduce
and treat overland stormwater flow to more closely match
native forest or prairie conditions. Selected examples of
LID techniques include bioretention planters, rain
gardens, and permeable sidewalks. LID works to provide
water quality treatment, increase groundwater recharge,
and reduce stormwater flow.
Renton’s Surface Water Utility manages stormwater and
surface water in Renton’s city limits, which has grown
from about 17 square miles in 2000 to 24 square miles
in 2020. Map UT 3 illustrates the Surface Water Utility
service area and its component drainage basins.
Utilities • City Managed Surface Water
CITY OF RENTON COMPREHENSIVE PLAN 75
Map UT 3. Renton's Surface Water Utility Service Area
Source: City of Renton, 2020
Utilities • City Managed Surface Water
CITY OF RENTON COMPREHENSIVE PLAN 76
The Surface Water Utility develops policies, basin plans,
and development design standards and completes capital
improvement projects to maintain and restore the quality
of Renton’s lakes and rivers, improve drainage, and
reduce flood hazards. It coordinates with the Federal
Emergency Management Agency regarding flood hazard
management. The Utility also coordinates with multiple
state, county, and city agencies to conduct watershed
planning for the Green River/Duwamish and Cedar
River/Lake Washington Watersheds.
The City operates a storm system maintenance program
that includes cleaning catch basins, pipes and other
facilities, along with a street vacuum sweeping program.
The maintenance programs remove sediment and
pollutants from City-owned and operated storm systems
and streets, which reduces flooding and non-point source
pollution from being discharged into water bodies.
Renton’s Surface Water Utility also provides public
education on how residents and businesses can help
minimize impacts to surface waters such as by using
natural lawn care and avoiding discharges or spills
entering drains or waterways. As the City redevelops and
annexes territory, greater demand is placed on the Utility
to keep providing planning, regulatory oversight, capital
project implementation, and maintenance services.
The Surface Water Utility is responsible for meeting
federal and state stormwater requirements. A significant
effort for the Utility is compliance with the National
Pollutant Discharge Elimination System (NPDES) Phase II
Municipal Stormwater Permit. This permit requires the
Utility to control discharge of pollutants to protect surface
water and to develop and implement a stormwater
management program addressing:
Stormwater planning
Public education and outreach
Public involvement and participation
Storm system mapping and documentation
Illicit Discharge Detection and Elimination (IDDE)
Controlling runoff from new development,
redevelopment, and construction sites
Pollution prevention and good housekeeping for
municipal operations and maintenance
Post construction stormwater management for
new development & redevelopment, including
LID
Monitoring
Ensuring implementation of source control best
management practices by businesses
Annual reporting and record keeping of
compliance with NPDES permit requirement.
Approximately 82 percent of Renton's water is supplied by
the Cedar Valley Aquifer, with the rest coming from
Springbrook Springs. As Renton's primary water source,
the Cedar Valley Aquifer has been designated a "sole
source" by the U.S. Environmental Protection Agency; no
federal financial assistance can be given to a project
which might contaminate the aquifer. The City has
identified Aquifer Protection Area (APA) zones.
Development projects located in either Zone 1, Zone 1
Modified, or Zone 2 are required to pass additional review
to ensure the projects do not produce water quantity
and/or quality impacts that may affect the aquifer. Areas
of particular concern include areas subject to vehicular
traffic or the storage of chemicals. In some areas,
infiltration systems are not allowed and could increase
runoff, requiring new facilities to be larger. If future
NPDES Phase II Municipal Stormwater Permit
requirements result in changes to quality or quantity of
runoff and infiltration, the City’s aquifer protection
regulations could require review and amendments.
Utilities • City Managed Surface Water
CITY OF RENTON COMPREHENSIVE PLAN 77
Goals
Goal U-H: Provide and maintain surface water
management systems to minimize impacts of land use
and storm water runoff on natural systems, fish and
wildlife habitat, water supply, public health, and safety.
Goal U-I: Implement a stormwater management program
that optimizes Renton's water resources, maintains and
restores the quality of Renton’s waterbodies, improves
drainage, protects fish and wildlife habitat, reduces flood
hazards to protect people and property, and promotes low
impact development that combines engineering with the
preservation of natural systems.
Goal U-J: Preserve and protect fish and wildlife habitat,
riparian corridors, and wetlands to preserve stormwater
filtration, retention, and recharge benefits of these
ecosystems.
Goal U-K: Protect the natural functions of 100 year
floodplains and floodways to prevent threats to life,
property, and public safety associated with flood hazards.
Goal U-L: Increase City participation in resolution of
regional surface water and ecological issues that may
impact Renton.
Policies
Policy U-28: Design storm drainage systems to minimize
potential erosion and sedimentation problems, and to
preserve natural drainage, watercourses, and ravines.
Policy U-29: Control runoff from new development,
redevelopment, and construction sites through the
implementation of development design standards and
require construction techniques that maintain and
improve storm water quality and manage stormwater
flow.
Policy U-30: Reduce impervious surfaces, promote
natural and distributed stormwater techniques, and
incorporate native and naturalized vegetation through low
impact development regulations appropriate to an urban
environment.
Policy U-31: Maintain, protect, and enhance natural
drainage systems and natural surface water storage sites
to protect water quality, reduce public costs, and prevent
environmental degradation.
Policy U-32: Protect surface and groundwater resources
from pollutants entering the storm drainage system.
Policy U-33: Manage water resources for multiple uses
including recreation, fish and wildlife, flood protection,
erosion control, water supply, recreation, and open space.
Policy U-34: Naturalize degraded channels, streams,
creeks, and banks through public programs and new
development.
Policy U-35: Prohibit filling, culverting, and piping of
natural watercourses that are classified as streams,
except as needed for a public works project where no
other option is feasible, and mitigation is provided to
replace lost functions.
Policy U-36: Promote the return of precipitation to the soil
at natural rates, when feasible, through development
design that minimizes impervious surface coverage and
maximizes infiltration, through the exposure of natural
surfaces, tree retention, and the use of LID techniques
(such as flow dispersion, bioretention facilities, and
permeable pavements).
Policy U-37: Protect wetlands and buffers along wetlands,
streams, rivers, and other water bodies to facilitate
infiltration and maintain stable water temperatures,
provide for biological diversity, reduce amount and
velocity of run-off, and provide for fish and wildlife habitat.
Policy U-38: Ensure water level fluctuations in wetlands
used as part of storm water detention systems reflect
fluctuations under natural conditions.
Policy U-39: Minimize erosion and sedimentation by
requiring appropriate construction techniques and
resource practices.
Policy U-40: Prohibit discharges of pollutants such as
hazardous chemicals, insecticides, pesticides, and other
hazardous wastes to surface waters.
Utilities • City Managed Surface Water
CITY OF RENTON COMPREHENSIVE PLAN 78
Policy U-41: Encourage sustainable design techniques in
public and private development, through LID and other
sustainable development methods.
Policy U-42: Prohibit development of permanent
structures within floodways and manage development
within the 100-year floodplain. Where development is
permitted in the floodplain, ensure compliance with the
National Flood Insurance Program and other applicable
regulations.
Policy U-43: Emphasize non-structural methods in
planning for flood prevention and damages reduction.
Policy U-44: Continue to maintain levees and floodwalls
constructed by the Army Corps of Engineers as part of the
Lower Cedar River Flood Hazard Reduction Project and
perform periodic maintenance dredging to protect the
Renton Municipal Airport, other essential public facilities,
and industrial and residential land use areas in the urban
center.
Policy U-45: Participate in regional efforts to improve fish
habitat and water quality that also contribute to the
recovery of Endangered Species Act listed salmon in
Water Resource Inventory Area (WRIA) 8 and WRIA 9,
which include May Creek, Cedar River, and Green River
Basins.
Policy U-46: Participate in the King County Flood Control
District regional efforts to implement flood hazard
reduction projects and programs on the major river basins
in King County, including the Green River and Cedar River
basins.
Policy U-47: Coordinate with adjacent cities, counties,
state, and federal agencies in the development and
implementation of the NPDES Phase II Municipal
Stormwater Permit, flood hazard management plans, and
storm and surface water management programs.
Policy U-48: Develop policies, design standards, basin
plans, and capital projects to provide high quality surface
water utility services.
Policy U-49: Establish regulatory standards that promote
sustainably developed public and private projects,
including standards for site design and layout,
construction, and on-going maintenance and operation.
Policy U-50: Continue to assume maintenance of
stormwater facilities in subdivisions that manage runoff
from public streets.
Policy U-51: Continue to implement a program to detect
and remove illicit connections and contaminated
discharges and implement a Source Control Program that
requires use of best management practices by
businesses with the potential to pollute stormwater.
Policy U-52: Continue to implement public education and
outreach activities to inform residents, businesses, and
developers about ways they can prevent stormwater
pollution. When possible, provide materials in the most
common languages in Renton.
Utilities • City Managed Solid Waste
CITY OF RENTON COMPREHENSIVE PLAN 79
ED. City Managed Solid
Waste
Discussion
The City of Renton manages solid waste collection and
maintains an interlocal agreement with King County for
disposal of garbage. This interlocal agreement authorizes
King County to include Renton in its Comprehensive Solid
Waste Management Plan. Renton’s Solid Waste Utility
administers the City’s garbage, recycling, and yard/food
waste collection for all residents and businesses through
a contract with a private purveyor. The City’s Solid Waste
Utility also develops and manages waste reduction
programs, litter collection, hazardous waste education,
and special recycling collection events.
Residential garbage and recycling are collected every
other week and food/yard waste is collected weekly.
Commercial and multifamily waste is collected weekly.
About 60% of Renton’s garbage is brought to King
County’s Renton Transfer Station located in the Renton
Highlands, but King County is planning on phasing out
this site and is expected to close to all garbage collection
around 2027. The remaining garbage is taken to King
County’s Bow Lake Recycling and Transfer Station in
Tukwila. Residents also use these facilities for self-
hauling waste. Also within city limits are two construction,
demolition, and land clearing (CDL) transfer stations: one
in northwest Renton managed, by Republic Services and
one in central Renton managed by DTG. Under contracts
with King County, these facilities accept construction,
demolition, and land clearing waste from waste hauling
companies and businesses.
All garbage produced in Renton is brought to the King
County Solid Waste Division’s Cedar Hills Regional
Landfill, located about three miles southeast of Renton
city limits. Each year, Renton residents and businesses
contribute approximately 45,000 tons of garbage to the
Cedar Hills Regional Landfill, or about 6 percent of the
landfill’s annual tonnage. The landfill has been receiving
waste since 1965 and is nearing its capacity, so the King
County Solid Waste Division is analyzing long-term waste
disposal options for when the landfill closes.
All recyclables collected by the City’s contracted waste
hauler from residents and commercial customers are
brought to a materials recovery facility, while all food/yard
waste collected by the City’s contracted waste hauler
from detached and duplex residences is taken to Cedar
Grove composting facility, also located approximately
three miles southeast of Renton city limits. The Cedar
Grove’s composting facility has a yearly capacity of
250,000 tons of organic material. Renton annually
contributes approximately 14,500 tons of organic waste
to the facility.
At this time, the capacities of the King County’s transfer
stations, the Cedar Hills Regional Landfill, the contracted
waste hauler’s material recovery facility, and Cedar
Grove’s composting facility are sufficient to meet the
City’s needs.
The King County Solid Waste Division serves
unincorporated King County and 37 of King County’s 39
cities, including Renton. The Division manages a complex
network of collections, transportation, and processing for
garbage, recyclables, yard/food waste, and construction
and demolition debris. The services and infrastructure of
the public and private sectors are included in the
County’s integrated network to establish long-term
capacity for managing solid waste in the County.
Goals
Goal U-M: Provide a responsible, comprehensive solid
waste management program that provides cost-effective,
environmentally sensitive service to the community.
Goal U-N: Promote waste diversion from landfill by
promoting sustainable consumption and reducing waste
generation through extension of the lifecycle of materials,
reducing new consumption, and improving city-wide
recycling and composting.
Utilities • City Managed Solid Waste
CITY OF RENTON COMPREHENSIVE PLAN 80
Policies
Policy U-53: Promote sustainable consumption and
reduce waste generation through public education
programs, incentive programs, and mandates.
Policy U-54: Work with the King County Solid Waste
Division to plan for regional solid waste collection and
disposal, including siting of facilities.
Policy U-55: Coordinate with King County’s Hazardous
Waste Management Program to reduce toxic material
exposure, promote using safer alternatives to hazardous
products, and provide convenient opportunities for
workers and residents to properly dispose of hazardous
materials.
Policy U-56: Administer the City’s contracts with private
waste haulers to ensure safe and dependable solid waste
collection that minimizes the potential for land, air, and
water contamination from solid waste collection.
Policy U-57: Formalize and implement the Sustainable
Materials Management Plan and implement key
measures. Update the plan on a regular cadence for it to
remain relevant and for the City to be eligible for local,
state, and federal grant funding.
Utilities • Non-City Managed Utilities
CITY OF RENTON COMPREHENSIVE PLAN 81
ED. Non-City Managed
Utilities
Non-City managed utilities operating within Renton
conduct their own planning processes and maintain their
own systems with limited involvement from the City.
Expansion of these systems is often driven by consumer
demand and not solely on regional growth forecasts,
though those are considered. This section provides an
overview of the major non-City utility providers offering
service within Renton, as well as policies to ensure
effective coordination between activities related to non-
City and City utility upgrades, management, and
maintenance.
ED. Non-City Managed
Water
Discussion
While the majority of Renton is served by the City’s
publicly owned water system, portions of northeastern
and southeastern Renton (East Renton Plateau and
Benson Hill) are currently served by other water providers;
the two largest are Soos Creek Water & Sewer District
and King County Water District #90.
Soos Creek Water & Sewer District
Soos Creek Water & Sewer District is a municipal
corporation of King County that operates across multiple
incorporated cities and unincorporated King County. Its
retail water service area covers approximately 16 square
miles (with the majority located within the Cities of Renton
and Kent) and serves more than 28,100 equivalent
residential units (ERUs).
While only two pump stations and one reservoir are
located within Renton city limits, Renton residents are
served by the broader system that utilizes the District’s
entire infrastructure. In 1997, the City of Renton and
Soos Creek signed an interlocal agreement for the
establishment of water and sewer service area
boundaries. In 2004, an addendum to the agreement
included a transfer of facilities and a re-establishment of
service boundaries.
Soos Creek’s water supply is provided exclusively by
Seattle Public Utilities (SPU) via a 60-year contract that
expires in 2062. The District’s capital facility plan
identifies improvements to be built over the next 20
years, including short and long term projects aimed at
improving the District’s existing system to meet its
policies and criteria and respond to projected growth. This
is revised during its comprehensive planning process. The
types of projects planned include supply and source
projects, pressure zone projects, storage facility projects,
intertie projects, and distribution and transmission
projects.
King County Water District #90
King County Water District #90 is a special purpose
district located in the Renton Highlands area of
unincorporated King County, directly east of and adjacent
to the City of Renton. It serves fewer than 8,180 direct
service connections, a population of about 20,000
residents, in a service area of approximately 15 square
miles (9,770 acres). Because it provides water service to
some areas inside the City of Renton, the District
maintains an interlocal agreement that details the
conditions of the District’s operations, infrastructure, and
service within the City. It also designates the City of
Renton as an emergency supply of water should the
District lose it single connection with Seattle Public
Utilities (SPU). SPU currently supplies 85% of the District’s
water. The District provides the other 15% of its water
supply from a groundwater well and treatment facility,
located off Jones Road, that it operates and maintains. In
total, the District’s water supply capacity is 3,450 gpm.
The emergency supply from the City has a maximum rate
of 500 gpm.
Utilities • Non-City Managed Wastewater
CITY OF RENTON COMPREHENSIVE PLAN 82
The District’s Capital Improvement Plan presents
recommended improvements over a 20-year period. It
addresses construction of new facilities and upgrades to
existing facilities to increase resiliency and reliability.
Along with replacing one mile of water main per year on
average, the District is upgrading three public stations to
improve earthquake resiliency. Additionally, the District
was awarded a grant to install a vault at Pump Station #1
to house a new emergency intertie with the City of Renton
by 2026.
Goals
Goal U-O: Ensure that water service from non-City
providers is available to support development that is
consistent with city land use plans and policies, as well as
the policies of the service provider.
Policies
Policy U-58: Coordinate with non-City water providers to
ensure that they have adequate capacity to serve planned
development within the City of Renton and Renton’s PAA.
Policy U-59: Collaborate with non-City water providers to
identify opportunities for joint projects to minimize
potential impacts to residents and the environment.
Policy U-60: Coordinate with non-City water providers to
ensure that all water systems operating in Renton have
access to sufficient emergency water flow for fire
protection.
Policy U-61: Require applicants to provide a certificate of
water availability stating that sufficient water supply is
available to meet both regular and fire flow requirements
before issuing building permits to new development in
areas not served by the City of Renton Water Utility.
ED. Non-City Managed
Wastewater
Discussion
While most of Renton is served by the City Wastewater
Utility, portions of the City are served by other wastewater
providers, most notably in areas of southeastern Renton
annexed in 2008. The largest non-City provider of sewer
service is Soos Creek Water & Sewer District.
Soos Creek is a municipal corporation of King County that
operates across multiple incorporated cities and
unincorporated King County. The District provides sewer
service to more than 110,000 customers within its 35-
square mile service area. Primary collection of
wastewater is through gravity mains and trunk that drain
to interceptors or lift stations. Wastewater leaves the
District at 19 locations, with three discharge connections
to the City of Renton. Collected wastewater is treated at
King County’s South Plant treatment facility in Renton.
The District’s 2014 Sewer Comprehensive Plan utilizes
hydraulic modeling, forecasted population growth, and a
range of assumptions to prepare existing, 10-year, 20-
year, and ultimate build-out scenario analyses that
identify potential deficiencies within the system. These
analyses identified relatively few capacity deficiencies in
the portion of the District’s Renton service area. The
District is currently updating its Sewer Comprehensive
Plan that will review previous projects and deficiencies,
and address any new concerns based on current growth
forecasts.
Based on the system analyses in the 2014 Sewer
Comprehensive Plan a range of necessary improvements
have been identified to meet the District’s future
sewerage needs. Improvements have been classified as
either short-term (within the next 10 years) or long-term
(within the next 20 years) and fall under one of two
categories: pipe replacements/upgrades or lift station
replacement/upgrades. Additionally, the District reviews
and updates, on an annual basis, a Capital Improvement
Utilities • Energy
CITY OF RENTON COMPREHENSIVE PLAN 83
Plan. Funding is allocated to conduct general facilities
upgrades and maintenance.
Goals
Goal U-P: Ensure that sewer service from non-City
providers is available to support development that is
consistent with City land use plans and policies, as well
as the policies of the service provider.
Policies
Policy U-62: Coordinate with non-City sewer providers to
ensure that they have adequate capacity to serve planned
development within the City of Renton.
Policy U-63: Collaborate with non-City sewer providers to
identify opportunities for joint projects to minimize
potential impacts to residents and the environment.
Policy U-64: Ensure that wastewater flows from areas
served by non-City providers do not create capacity
deficiencies where non-City sewer lines discharge to the
City of Renton system.
Policy U-65: Require applicants to provide a certificate of
sewer availability stating that sufficient capacity is
available to meet both regular and peak demand, before
issuing building permits to new development in areas not
served by the City of Renton Wastewater Utility.
ED. Energy
Discussion
Renton is committed to reducing greenhouse gas (GHG)
emissions, enhancing environmental sustainability, and
preparing for climate change, while meeting the service
demands for today and the demands brought by planned
growth.
In 2019, roughly 55% of Renton’s communitywide
emissions are associated with energy. Renton’s Clean
Economy Strategy 2.0 establishes a collective vision of
net zero emissions and community resilience in the face
of climate impacts.
Electricity
Electricity is distributed in Renton by three purveyors,
which are part of an integrated transmission grid that
connects production and consumption locations across
the Pacific Northwest. Bonneville Power Administration
(BPA), the regional administrative entity of the U.S.
Department of Energy, operates major transmission lines
that transmit power from generation facilities to retailers
across the state, who then sell power to local customers.
Most electricity customers in Renton are served by Puget
Sound Energy (PSE), while Seattle City Light (SCL)
provides power to the Bryn Mawr and Skyway areas,
including some customers within current Renton city
limits.
The electric transmission grid consists of high-voltage
transmission lines (115 kilovolts (kV) or above) and
distribution lines (55 kV and lower). Distribution
substations transform high-voltage current into lower
voltages suitable for distribution on local lines. Local
transformers further reduce voltage to levels suitable for
use by customers.
Bonneville Power Administration Facilities
BPA Transmission lines at voltages of 500 kV, 345 kV,
and 230 kV enter the Renton Planning Area from the east
and south, terminating at the Maple Valley Substation in
southeastern Renton. The Maple Valley Substation
provides power to Puget Sound Energy’s adjacent Talbot
Hill Substation, which distributes electricity to local PSE
customers.
Puget Sound Energy Facilities
As the primary electricity retailer in Renton, PSE
maintains a variety of transmission lines, distribution
lines, and substations in the area for provision of power to
local customers. Locally, PSE distributes power from its
Talbot Hill Substation, located adjacent to BPA’s Maple
Valley Substation in southeastern Renton.
Utilities • Energy
CITY OF RENTON COMPREHENSIVE PLAN 84
Seattle City Light Facilities
Seattle City Light maintains distribution lines and two
minor distribution substations in a small portion of the
Renton Planning Area. Power is provided to these
substations by Seattle’s Creston distribution substation,
located outside Renton’s planning area.
Natural Gas
Natural gas service in Renton is provided by Puget Sound
Energy under a franchise agreement with the City. The
gas distribution system consists of a network of
pressurized mains and distribution lines that convey
natural gas throughout PSE’s service area. PSE receives
natural gas from the Northwest Pipeline Corporation,
which operates large, interstate natural gas pipelines.
Two pipelines cross Renton city limits and associated
potential annexation areas and terminate at the South
Seattle Gate Station. PSE mains extend from the gate
station, distributing the gas to pressure regulators and
smaller lines, which provide natural gas to customers.
Natural gas system capacity is primarily a function of the
volume of gas flowing from the Northwest Pipeline
Corporation pipelines, and demand fluctuates based on
power consumption. Natural gas is used primarily as fuel
for home heating and cooling so demand is highest
during very cold or very warm weather. PSE maintains
storage tanks that provide a reserve for periods of high
demand. In the event of supply shortfalls from extreme
demand, residential customers are granted first priority
for service.
Population growth within PSE’s service area may increase
demand for natural gas. Puget Sound Energy conducts
ongoing system planning to ensure an adequate supply is
available to customers. PSE plans include improvements
to regional infrastructure, including the South Seattle
Gate Station, and construction of additional high-pressure
mains. Precise timing and location of infrastructure
improvements will be determined based on right-of-way
permitting, environmental analysis, and coordination with
the City of Renton.
Goals
Goal U-Q: Promote the availability of safe, adequate,
reliable and efficient l service within the City and its
planning area, consistent with the regulatory obligation of
the utility to serve customers.
Goal U-R: Promote the safe transport and delivery of
natural gas and other fuels.
Goal U-S: Ensure access to clean and reliable energy
sources, expand renewable energy sources, support
efficient building standards, and create a more climate-
resilient grid
Policies
Policy U-66: Coordinate with local and regional energy
providers to ensure the siting and location of
transmission and distribution facilities is accomplished in
a manner that minimizes adverse impacts on the
environment and adjacent land uses and equitably
distributes the benefits and burdens of new utility
infrastructure.
Policy U-67: Encourage energy purveyors to make facility
improvements and additions within existing utility
corridors wherever possible.
Policy U-68: Require coordination of underground utility
infrastructure installation with the City of Renton Public
Works Department to prevent damage or conflict with
existing utility lines.
Policy U-69: Coordinate with local and regional energy
purveyors for the siting of transmission and distribution
infrastructure within the Renton city limits and associated
potential annexation areas.
Policy U-70: Support voluntary energy conservation and
efficiency programs.
Policy U-71: Support the transition to clean, affordable,
and reliable energy sources and expansion of distribution
infrastructure, provided such facilities are consistent with
development assumptions in the Land Use Element of the
Comprehensive Plan.
Utilities • Telecommunications
CITY OF RENTON COMPREHENSIVE PLAN 85
Policy U-72: Support the development of residential and
small business renewable energy systems and community
solar projects that benefit all residents, particularly
communities of color, low-income populations, and
members of limited English-speaking communities
through leveraging incentives by federal, state, and other
programs, and conducting community outreach. Evaluate
community solar projects and partnership opportunities
such as with Puget Sound Energy (PSE).
ED. Telecommunications
Telephone
Discussion
Conventional telephone service in Renton is provided by
CenturyLink (formerly Qwest Communications).
CenturyLink also provides broadband internet service and
satellite television service through DirecTV.
Digital phone service is also provided by Comcast in
conjunction with their cable television and internet
services.
Conventional telephone facilities consist of switching
stations, trunk lines, and distribution lines located
throughout Renton. Switching stations direct calls from
one line exchange to another, trunk lines connect
switching stations to one another, and distribution lines
provide phone connections to individual customers.
The capacity of conventional telephone switching stations
is determined by the type of switch employed. Use of
modern digital switches increase switch capacity to
accommodate growth. Regulations governing
telecommunications service require that telephone
purveyors provide adequate service on demand.
CenturyLink installs new lines and upgrades facilities as
required to accommodate customer demand.
Cellular phone and data service providers are licensed by
the Federal Communication Commission (FCC) for a
particular band of radio frequencies. Major nationwide
cellular service providers operating in Renton include
AT&T, Verizon Wireless, and T-Mobile.
Cellular telephone systems consist of a series of wireless
antennae, each located at the center of a single “cell” of
the overall system. The cellular transmitters themselves
are generally located where topography and features of
the built environment will optimize signal quality, such as
existing broadcast communication towers, water towers,
high-rise buildings, or vacant open land.
The significant growth in wireless phone and data usage
over the past few years is anticipated to continue, placing
additional demand on existing cellular networks. The
capacity of a cellular transmission cell is limited by the
number of radio frequencies available for use; the
carrier’s FCC license defines what frequency spectrum is
allowed. To increase system capacity, carriers often install
additional transmitters, thereby creating multiple smaller
cells that cover less area than the original, larger cell and
serve fewer customers each, increasing overall system
capacity.
Cable and Satellite Television
Discussion
Comcast provides cable television service in Renton and
DirecTV provides satellite television service through an
agreement with CenturyLink, allowing customers to
bundle their phone, internet, and television services.
Satellite television is also available from Dish Network.
Cable television facilities include broadcast receivers, a
headend, a trunk system, and a feeder system. After
receiving and processing broadcast signals, the trunk and
feeder system distribute television signals to individual
customers. Cable trunk and feeder lines generally follow
existing street rights-of-way.
Satellite television facilities generally consist only of
receiver dishes installed at individual customer locations,
which receive signal directly from orbiting
communications satellites. While uplink transmitters are
necessary at the origin of the broadcast, no additional
Utilities • Telecommunications
CITY OF RENTON COMPREHENSIVE PLAN 86
local infrastructure is needed to receive satellite
television signal.
Because Comcast currently holds the cable television
franchise for the City of Renton, the company must
continue to make cable television service available upon
request. Comcast offers telecommunications service over
a large portion of western Washington and reviews
population growth as part of its ongoing system planning
operations.
Satellite television services are provided in response to
customer requests. Capacity planning occurs at a regional
or national scale due to the substantial investment
required to use communications satellites.
Internet
Discussion
Broadband internet service is provided in Renton by a
variety of private providers; the two largest are Comcast
and Lumen, who provide internet services in addition to
phone and television.
Wireless internet home service through 5G networks is
offered by T-Mobile and Verizon in some areas of the City
and is anticipated to grow over time.
Internet service is provided via cable television
infrastructure, telephone lines, or wirelessly.
Internet service is not considered an essential public
utility for health and safety but is a critical component of
opportunity. Internet access at reliable and sufficient
speeds is necessary for broad economic vitality and
equitable access to information, goods and services, and
opportunities for social connection. For these reasons,
King County County-wide policies emphasize planning for
the equitable provision of telecommunication
infrastructure and affordable, convenient, and reliable
broadband internet access to businesses, and to
households of all income levels, with a focus on
underserved areas. Individual providers conduct system
planning in response to population growth and increased
demands for service.
Goals
Goal U-T: Promote the timely and orderly expansion of all
forms of telecommunications service within the City and
its planning area.
Goal U-U: Promote equitable access to
telecommunication.
Policies
Policy U-73: Require the siting and location of
telecommunications facilities be accomplished in a
manner that minimizes adverse impacts on the
environment and equitably distributes the benefits and
burdens of new utility infrastructure.
Policy U-74: Require wireless communication structures
and towers to be designed and sited to minimize
aesthetic impacts and to be co-located on existing
structures and towers wherever possible.
Policy U-75: Encourage healthy competition among
telecommunication service providers in the City to
promote high-quality, cost-effective service for Renton
users.
Policy U-76: Require underground telecommunication
infrastructure installation to be coordinated with the City
of Renton Public Works Department to prevent damage or
conflict with existing utility lines.
Policy U-77: Plan for the provision of telecommunication
infrastructure and affordable, convenient, and reliable
broadband internet access for residents and businesses,
with a focus on underserved areas.
Policy U-78: Expand Wi-Fi at community centers.
CITY OF RENTON COMPREHENSIVE PLAN 87
Capital Facilities
ED. Discussion
The City of Renton provides facilities and services for
Renton’s residents and businesses to create a functional,
safe, and efficient environment. City-owned capital
facilities include infrastructure, property, and services
such as police protection, parks, streets, water and
sanitary sewer service, and storm drainage service.
The Capital Facilities Element of the Comprehensive Plan
consists of this 20-year Element and the Capital
Investment Program (CIP).
The Capital Facilities Element contains goals and policies
related to capital facilities that are consistent with other
elements of the Comprehensive Plan, including the
Utilities, Land Use, Transportation, and Parks, Recreation,
Natural Areas, and Trails Elements. Analyses and policies
presented in the other elements help inform this Capital
Facilities Element. Capital facilities belonging to privately
owned utilities serving Renton are addressed in the
Utilities Element.
The CIP is a 6-year plan that inventories existing and
proposed capital facilities, forecasts future needs,
identifies deficiencies and necessary improvements, and
provides a financing plan. The CIP is supplemented by the
most current adopted City Budget and city functional
plans prepared by city departments and other service
providers.
Goals
Goal CF-A: Establish policies that enable the development
and implementation of the Capital Investment Program in
order to provide high-quality, well-maintained facilities
and affordable services that support the social, economic,
cultural, public health, safety, transportation,
environmental, communication and other needs of the
community.
Goal CF-B: Prioritize capital facility investments to support
growth in the locations targeted in the Land Use Element
and ensure facilities will be in place concurrent with
development.
Goal CF-C: Identify capital facilities service standards that
meet community expectations for municipal services and
are consistent for existing and new development.
Goal CF-D: Ensure adequate long-term financial capacity
to provide capital facilities and services needed to
support expected growth at adopted level of service
standards.
Goal CF-E: Promote affordable and equitable access to
public services for all Renton residents, especially
underserved and historically marginalized communities.
Ensure siting of public facilities equitably distributes the
burdens and benefits.
Policies
Policy CF-1: Update the Capital Investment Program in
conjunction with the City's regular budget adoption
process and ensure anticipated funding is adequate to
finance capital facilities that are necessary for
development at predetermined levels of service, and in
conformance with the Comprehensive Plan. If funding is
insufficient, adjustments should be made to the levels of
service, the Land Use Element, sources of revenue, or any
combination thereof.
Policy CF-2: Ensure adequate public facilities are in place
concurrent with development. Concurrent with
development shall mean the existence of adequate
Capital Facilities • Discussion
CITY OF RENTON COMPREHENSIVE PLAN 88
facilities, strategies, or services when development
occurs or the existence of a financial commitment to
provide adequate facilities, strategies, or services within
six years of when development occurs.
Policy CF-3: Pursue funding from a mix of sources for new,
improved, or expanded public facilities or services.
Policy CF-4: Levy impact fees on development that are
commensurate with the cost of funding new or expanded
capital facilities and services necessary for the
development.
Policy CF-5: Individually adopt by reference the most
current Capital Facilities Plans for the Kent School District
#415, the Issaquah School District #411, and the Renton
School District #403, and adopt an implementing
ordinance establishing school impact fees consistent with
each District’s adopted Capital Facilities Plan if the Plan
demonstrates that the facilities are needed to
accommodate projected growth.
Policy CF-6: Adopt by reference the most current Capital
Facilities Plans for Renton Regional Fire Authority and
adopt an implementing ordinance establishing a fire
impact fee consistent with their Capital Facilities Plan if
the Plan demonstrates that new facility investments are
needed to accommodate projected growth.
Policy CF-7: Support private/public partnerships to plan
and finance infrastructure development, public uses,
structured parking, and community amenities to stimulate
additional private investment.to attract mixed uses and
transit-oriented development.
Policy CF-8: Design, site, and install public facilities to
protect public health, enhance environmental quality, and
promote conservation of man-made and natural
resources.
Policy CF-9: Promote conservation and demand-
management programs that reduce the impact on public
facilities and maximize their efficiency.
Policy CF-10: Promote projects that are energy efficient or
enhance energy conservation efforts by the City and its
residents and businesses, and support investments that
move to low-carbon energy sources.
Policy CF-11: Encourage investments in renewable and
alternative energy sources.
Policy CF-12: Coordinate with federal, state, regional and
local jurisdictions, private industry, businesses and
residents in the planning, design, siting, and development
of facilities serving and affecting the community.
Policy CF-13: Consider land use compatibility, capital
facility needs, financial costs, climate change, potential
hazards, and economic and health impacts when siting
essential public facilities.
Policy CF-14: Work with school districts on school siting
and design to support safe, walkable access, including
strategies to provide adequate urban capacity for new
schools and to avoid serving urban students with schools
in the rural area.
Policy CF-15: Locate community facilities and services,
including civic places like parks, schools, and other public
spaces in centers and near transit, with consideration for
climate change.
Levels of Service
Levels of Service are objective standards of capacity or
services that specify minimum metrics and provide an
unbiased basis for assessing the need for new facilities or
capacity. These standards are established at the local
level and influenced by residents, City Council, and
Planning Commission recommendations, national and
regional standards, state and federal laws, the City’s
population, and fiscal resources.
Capital Facilities • Discussion
CITY OF RENTON COMPREHENSIVE PLAN 89
Capital Facilities
(necessary for
development)
Level of Service
Domestic Water
Minimum of 30 psi at the meter
during normal demand
conditions and a minimum of
20 psi during an emergency.
Surface Water
1) Development shall treat
stormwater runoff and not
increase pre-developed
stormwater discharge rates. 2) Development shall convey
stormwater discharge
without system surcharging
during a 25-year storm
event and result in no
increased flooding during a
100-year storm event.
Sanitary Sewer
20-year total population
projection, as well as, Dept. of
Ecology Criteria
Fire and Emergency
Services
Avg. response time to Fire calls:
< 7 minutes
Avg. response time to EMS calls:
< 6.5 minutes
Police Enforcement
Avg. response time to Priority I
calls: 3 minutes, 48 seconds
Avg. response time to Priority II
calls: 5 minutes, 26 seconds
Avg. response time to Priority III
calls: 9 minutes, 56 seconds
Avg. response time to Priority IV
calls: 10 minutes, 54 seconds
Parks and Recreational
Facilities
Developed Parks: 4.12
acres/1,000 population
Natural Areas: Minimum of 6.14
acres/1,000 population
Transportation
1. Motor
Vehicles
(SOV &
HOV)
2. Transit
3. Non-
motorized
1. LOS E
2. LOS D
3. LOS D
Capital Facilities (NOT
necessary for
development)
Level of Service
Airport 100% compliance with FAA
Municipal Buildings
(e.g., City Hall, libraries) As needed
Municipal Parking
Facilities As needed
Documents Incorporated by Reference:
• Renton Adopted Budget
• Capital Improvement Program
• Parks, Recreation, and Natural Areas Plan
• Water System Plan
• Long Range Wastewater Management Plan
• Stormwater Management Program
• Transportation Improvement Program
• Renton School District Capital Facilities Plan
• Kent School District Capital Facilities Plan
• Issaquah School District Capital Facilities Plan
• Renton Regional Fire Authority Capital Facilities Plan
• King County Comprehensive Solid Waste
Management Plan
CITY OF RENTON COMPREHENSIVE PLAN 90
Shoreline Management
Fulfilling the vision of the state Shoreline
Management Act & engaging the community.
The Washington State Shoreline Management Act (the
Act) passed in 1971 and is based on the philosophy that
the shorelines of our state are among our most "valuable"
and "fragile" natural resources and that unrestricted
development of these resources is not in the best public
interest. Therefore, planning and management are
necessary to prevent the harmful effects of
uncoordinated and piece-meal development of our state's
shorelines.
Shorelines are of limited supply and are faced with rapidly
increasing demands for uses such as marinas, fishing,
swimming and scenic views, as well as recreation, private
housing, commercial and industrial uses.
The policy goals for the management of shorelines harbor
potential for conflict. The Act recognizes that the
shorelines and the waters they encompass are "among
the most valuable and fragile" of the state's natural
resources. They are valuable for economically productive
industrial and commercial uses, recreation, navigation,
residential amenity, scientific research, and education.
They are fragile because they depend upon balanced
physical, biological, and chemical systems that may be
adversely altered by natural forces and human conduct.
Unbridled use of shorelines ultimately could destroy their
utility and value. The prohibition of all use of shorelines
also could eliminate
their human utility and
value. Thus, the policy
goals of the Act relate
both to utilization and
protection of the
extremely valuable and
vulnerable shoreline
resources of the state.
The act calls for the
accommodation of "all
reasonable and appropriate uses" consistent with
"protecting against adverse effects to the public health,
the land and its vegetation and wildlife, and the waters of
the state and their aquatic life" and consistent with
"public rights of navigation. The planning policies of
master programs (as distinguished from the development
regulations) may be achieved by several means, only one
of which is the regulation of development. Other means,
as authorized by Revised Code of Washington (RCW)
90.58.240, include, but are not limited to: the acquisition
of lands and easements within shorelines of the state by
purchase, lease, or gift, either alone or in concert with
other local governments, and accepting grants,
contributions, and appropriations from any public or
private agency or individual. Additional other means may
include, but are not limited to, public facility and park
There are over 18
miles of shoreline
in the City of
Renton’s planning
area under the
jurisdiction of the
Shoreline
Management Act.
Shoreline Management • Shoreline Management Goals
CITY OF RENTON COMPREHENSIVE PLAN 91
planning, watershed planning, voluntary salmon recovery
projects, and incentive programs.
Through numerous references to and emphasis on the
maintenance, protection, restoration, and preservation of
"fragile" shoreline, "natural resources," "public health,"
"the land and its vegetation and wildlife," "the waters and
their aquatic life," "ecology," and "environment," the Act
makes protection of the shoreline environment an
essential statewide policy goal consistent with the other
policy goals of the Act. It is recognized that shoreline
ecological functions may be impaired not only by
shoreline development subject to the substantial
development permit requirement of the Act but also by
past actions, unregulated activities, and development
that is exempt from the Act's permit requirements. The
principle regarding protection of shoreline ecological
systems is accomplished by these guidelines in several
ways, and in the context of related principles.
ED. Shoreline Management
Goals
The City adopts the goals and principles of the Shoreline
Management Act as provided in RCW 90.58.020 and as
particularly relevant to Renton.
4. The shoreline jurisdiction is one of the most
valuable and fragile of the City’s natural
resources. There is appropriate concern
throughout the watershed and the greater Puget
Sound Region relating to the utilization,
protection, restoration, and preservation of the
shoreline jurisdiction.
5. Ever increasing pressures of additional use are
being placed on the shoreline jurisdiction, which
in turn necessitates increased coordination in its
management and development.
6. Much of the shoreline jurisdiction and the
uplands adjacent thereto are in private
ownership. Unrestricted construction on the
privately owned or publicly owned shorelines is
not in the best public interest; therefore,
coordinated planning is necessary in order to
protect the public interest associated with the
shoreline jurisdiction while recognizing and
protecting private property rights consistent with
the public interest.
7. There is a clear and urgent demand for a
planned, rational, and concerted effort, jointly
performed by federal, state, and local
governments, to prevent the inherent harm in an
uncoordinated and piecemeal development of
the City’s shoreline jurisdiction.
8. It is the intent of the City to provide for the
management of the shoreline jurisdiction by
planning for and fostering all reasonable and
appropriate uses. The Shoreline Master Program
is designed to ensure the development in a
manner that, while allowing for limited reduction
of rights of the public in the navigable waters, will
promote and enhance the public interest.
9. The City’s shoreline policies are intended to
protect against adverse effects to the public
health, the land and its vegetation and wildlife,
and the waters of the state and their aquatic life,
while protecting generally public rights of
navigation and corollary rights incidental thereto.
10. In the implementation of the Shoreline Master
Program, the public's opportunity to enjoy the
physical and aesthetic qualities of natural
shorelines shall be preserved to the greatest
extent feasible consistent with the overall best
interest of the state, the county, and the people
generally. To this end, uses shall be preferred
which are consistent with control of pollution and
prevention of damage to the natural environment
or are unique to or dependent upon use of the
state's shoreline.
11. Alterations of the natural condition of the
shoreline, in those limited instances when
authorized, shall be given priority for single family
residences and their appurtenant structures;
ports; shoreline recreational uses including but
Shoreline Management • Shoreline Management Goals
CITY OF RENTON COMPREHENSIVE PLAN 92
not limited to parks, marinas, piers, and other
improvements facilitating public access to
shorelines; industrial and commercial
developments that are particularly dependent on
their location on or use of the shoreline
jurisdiction; and other development that will
provide an opportunity for substantial numbers of
the people to enjoy the shorelines.
12. Permitted uses in the shorelines zone shall be
designed and conducted in a manner to
minimize, insofar as practical, any resultant
damage to the ecology and environment of the
shoreline jurisdiction and any interference with
the public's use of the water.
Local Responsibility
Under the Washington State Shoreline Management Act,
local governments have the primary responsibility for
initiating the planning program and administering the
regulatory requirements of the Act, with the Washington
State Department of Ecology acting in a supportive,
review, or approval capacity depending on the particular
shoreline proposal and regulatory requirements.
As set forth in the provisions of the Act, local governments
must fulfill the following basic requirements:
Use a process that identifies, inventories, and
ensures meaningful understanding of current
and potential ecological functions provided by
affected shorelines.
o Include policies and regulations
designed to achieve no net loss of those
ecological functions, including:
o Regulations and mitigation standards
ensuring that each permitted
development will not cause a net loss of
ecological functions of the shoreline.
Local government shall design and implement
such regulations and mitigation standards in a
manner consistent with all relevant constitutional
and other legal limitations on the regulation of
private property.
Include goals and policies that provide for
restoration of impaired ecological functions that
include identifying existing policies and programs
that contribute to planned restoration goals, as
well as any additional policies and programs that
local government will implement to achieve its
goals. This Master Program element considers
established or funded non-regulatory policies and
the direct or indirect effects of other regulatory or
non-regulatory programs.
Evaluate and consider cumulative impacts of
reasonably foreseeable future development on
shoreline ecological functions and other
shoreline functions fostered by the policy goals of
the Act, address adverse cumulative impacts,
and fairly allocate the burden of addressing
cumulative impacts among development
opportunities.
Development of the Master Program
The Washington State Shoreline Management Act of
1971 (RCW 90.58) directs all local governments to
develop a Master Program for the management of all
shorelines of the state and associated shore lands that
are under the local governments’ jurisdictions.
Shoreline management is most effective and efficient
when accomplished within the context of comprehensive
planning. The Growth Management Act requires mutual
and internal consistency between the comprehensive
Shoreline Management • Shoreline Management Goals
CITY OF RENTON COMPREHENSIVE PLAN 93
plan elements and implementing development
regulations (RCW 36.70A).
This Master Program has been prepared and updated to
comply with the requirements of the Shoreline
Management and Growth Management Acts and to
formulate guidelines that will regulate the utilization and
development of the shorelines within the City of Renton.
As part of this Master Program, the City of Renton has
established administrative provisions, including a permit
system for any substantial development, as well as review
provisions to ensure that all development complies with
the policies and regulations of the program.
The City of Renton has conducted a comprehensive
inventory of the natural characteristics, present land
uses, and patterns of ownership along the City's shoreline
that provides a substantial information base for
understanding ecological functions and other
considerations for the development of this Master
Program update.
The City of Renton, with the involvement of its local
citizens, agencies, and interested parties has developed
this Shoreline Master Program to serve as both a
planning guide and resource for specific regulations
pertaining to development and use of the shorelines in
Renton. Included is a description of the goals, objectives,
policies, environments, use regulations, and provisions
for variances and conditional uses.
The basic intent of this Master Program is to provide for
the management of shorelines of the state within
Renton’s jurisdiction by planning for and fostering all
reasonable and appropriate uses and to ensure, if
development takes place, that it is done in a manner
which will promote and enhance the best interests of the
general public. This Master Program has further been
composed to protect the public interest and general
welfare in shorelines and, at the same time, to recognize
and protect the legal property rights of owners consistent
with the public interest. The goals and policies of this
Master Program are formulated so as to enhance the
public use and enjoyment of the shorelines. It is
recognized that the Shorelines of the State found in
Renton are located within a major urbanized area, and
that they are subject to ever increasing pressures of
additional uses necessitating increased coordination in
the management and development of the shorelines. The
Shoreline Master Program is a planned, rational, and
concerted effort to increase coordinated and optimum
utilization of the Shorelines of the State in Renton.
Regulated Shorelines
Overview
Over 18 miles of shoreline in the City of Renton’s planning
area are under the jurisdiction of the Shoreline
Management Act of 1971. By statutory standards, the
Green River and Lake Washington are classified as
Shorelines of Statewide Significance, and comprise
approximately 5.8 miles of the Shorelines of the State
regulated by City of Renton. In addition, the shorelines of
the Cedar River, Black River, Springbrook Creek, and May
Creek are shorelines within the City. These 18 miles of
shoreline in the City of Renton are an extremely valuable
resource not only to the City of Renton, but also for the
watersheds of which they are part and for the greater
Puget Sound community of which Renton is an integral
part.
Shoreline Jurisdiction:
In the City of Renton, the following bodies of water are
regulated by the Act:
Shoreline Management • Shoreline Management Goals
CITY OF RENTON COMPREHENSIVE PLAN 94
Applicability:
The Renton Shoreline Master Program applies to
Shorelines of the State, which includes Shorelines of
Statewide Significance and Shorelines as defined in
Renton Municipal Code (RMC) 4-11 and as listed below.
1. Shorelines of Statewide Significance:
A. Lake Washington
B. Green River (The area within the ordinary high
water mark of the Green River is not within the
Renton City Limits, but portions of the 200-foot
shoreline jurisdiction are within city limits.)
2. Shorelines:
A. Cedar River
B. May Creek from the intersection of May Creek
and NE 31st Street in the southeast quarter of
the southeast quarter of Section 32-24-5E WM
C. Black River
D. Springbrook Creek from the Black River on the
north to SW 43rd Street on the south
E. Lake Desire (in the city’s future annexation area)
Extent of Shoreline Jurisdiction
The jurisdictional area includes:
1. Lands within 200 feet, as measured on a horizontal
plane, from the ordinary high water mark, or lands
within 200 feet from floodways, whichever is greater;
2. Contiguous floodplain areas; and
3. All marshes, bogs, swamps, and river deltas
associated with streams, lakes, and tidal waters that
are subject to the provisions of the State Shoreline
Management Act.
Shorelines of Statewide Significance:
Each shoreline has its own unique qualities which make it
valuable, particularly Shorelines of Statewide
Significance, which in Renton include Lake Washington
and the Green River. Preference is, therefore, given to the
following uses in descending order of priority (as
established by Chapter 90.58.020 RCW) for Shorelines of
Statewide Significance:
1. Recognize and protect the statewide interest over
local interest for Shorelines of Statewide
Significance.
2. Preserve the natural character of the shorelines.
3. Result in long-term over short-term benefits.
4. Protect the resources and ecology of the shorelines.
5. Increase public access to publicly owned areas of
the shorelines.
6. Increase recreational opportunities for the public in
the shoreline.
7. Provide for any other element as defined in RCW
90.58.100 deemed appropriate or necessary.
Development, redevelopment, and use of Lake
Washington shall recognize and protect the statewide
interest in terms of providing for benefits to the general
public in terms of:
Preserving and enhancing the natural character
and ecological functions of the shoreline to
provide long-term public benefits to fish stocks,
many of which depend on south Lake
Washington for a key phase of their lifecycle.
Increasing public access to the shoreline and
integrating public access on individual sites with
an integrated non-motorized trail system to allow
access to persons not living or on near the
shoreline.
Ensuring that impacts of development are
mitigated to ensure the long-term benefits of a
productive environment over short-term
economic benefits.
Providing a variety of recreational opportunities
for the public in multiple use development on the
shoreline.
Providing high standards for design and
aesthetics in the shoreline site and building
design to address the visual character and
Shoreline Management • Geographic Environments
CITY OF RENTON COMPREHENSIVE PLAN 95
quality of the range of public use of the lake and
shorelines. Design and review standards shall
achieve high-quality landmark developments that
are integrated with the natural environment, that
provide appropriate transition to areas of less
intense development, and integrate building
height, bulk, setbacks, landscaping, and signage
into a cohesive whole.
The redevelopment of former industrial areas on
the Lake Washington shoreline will lead to the
creation of a vibrant new lakefront community
providing additional housing, shopping, and
employment opportunities to the region. Multiple
use projects will take advantage of the amenities
of the lake while providing opportunities for
water-oriented uses, public access and/ or
ecological enhancement.
ED. Geographic
Environments
Shorelines are classified into separate geographic areas
known as “use environments” based upon current
development pattern, biophysical capabilities, and other
factors. Policies, standards, and regulations can be
customized by the use environment, shoreline, and other
uses depending on need. Generally, regulated shorelines
include the water bodies and their shorelands extending
landward from the floodway or ordinary high water mark
for 200 feet in all directions. This jurisdictional area
increases to include all marshes, bogs, swamps, and river
deltas associated with the regulated Shorelines of the
State. The total of this area is subject to shoreline use
classification and regulation.
The overlay districts in the Renton Shoreline Master
Program are classified as zoning overlay districts and
include six districts:
1. Shoreline Natural Environment
Overlay District
Objective:
The objective in designating a natural environment is to
protect and preserve unique and fragile shoreline or
wetland environments that are ecologically intact as close
to their natural state as possible. The natural
environment is intended to provide areas of wildlife
sanctuary and habitat preservation.
Areas to be Designated as a Natural
Environment:
A Natural Area designation is assigned to shoreline areas
if any of the following characteristics apply:
The shoreline retains the majority of natural
shoreline functions, as evidenced by the
shoreline configuration and the presence of
native vegetation. Generally, but not necessarily,
ecologically intact shorelines are free of
structural shoreline modifications, structures,
and intensive human uses.
Shoreline areas that provide valuable functions
for the larger aquatic and terrestrial
environments, which could be lost or significantly
reduced by human development.
The shoreline represents ecosystems that are of
particular scientific and educational interest.
Shorelines with large areas of relatively
undisturbed areas of wetlands.
Shorelines that support specific important
wildlife habitat, such as heron rookeries.
The shoreline is unable to support new
development, extractive uses, or physical
modifications or uses without significant adverse
impacts to ecological functions.
Shoreline Management • Geographic Environments
CITY OF RENTON COMPREHENSIVE PLAN 96
2. Shoreline Urban Conservancy
Environment Overlay District
Objective:
The purpose of the Urban Conservancy environment is to
protect, conserve, restore, and manage existing areas
with ecological functions of open space, floodplain, and
other sensitive lands where they exist in urban and
developed settings, while allowing compatible uses.
Areas to be Designated as a Natural
Environment:
Areas of high scenic value.
Areas of open space, floodplain, or other
sensitive areas such as wetlands or geological
hazards that should not be more intensively
developed.
Areas that retain important ecological functions,
including areas, which, even though they are
partially developed, provide valuable wildlife
habitat or essential aquatic habitat functions.
Areas with the potential for ecological
restoration.
Areas that cannot provide adequate utilities for
intense development.
Areas with unique or fragile features.
3. Shoreline Single Family Residential
Overlay District
Objective:
The objective of the Single-Family Residential Shoreline
Overlay District is to accommodate residential
development and appurtenant structures that are
consistent with this chapter.
Areas to be Designated as a Natural
Environment:
The Single-Family Residential Shoreline Overlay District is
applied to and characterized by single-family use and
zoning.
4. Shoreline High-Intensity Overlay
District
Objective:
The objective of the High Intensity Overlay is to provide
opportunities for large-scale office and commercial
employment centers as well as multi-family residential
use and public services. This district provides
opportunities for water-dependent and water-oriented
uses while protecting existing ecological functions and
restoring ecological functions in areas that have been
previously degraded. Development may also provide for
public use and/or community use, especially access to
and along the water's edge.
Areas to be Designated as a Natural
Environment:
The Shoreline High-Intensity Overlay District is designated
in areas characterized by: commercial, industrial, or
mixed-use zoning or use, but not meeting the criteria for
conservancy or natural designation.
Management Policies:
Water-Oriented Activities:
Because shorelines suitable for high-intensity urban uses
are a limited resource, development opportunities are
largely limited to redevelopment. Existing industrial and
commercial uses on the shoreline are not water-
dependent. It is unlikely that the Renton shoreline will
provide opportunities for a commercial port, or other
major water-oriented industrial uses. However, there may
be opportunity for some types of water-dependent uses to
be integrated into existing multiple-use developments or
redevelopment projects, particularly on Lake Washington.
Shoreline Management • Geographic Environments
CITY OF RENTON COMPREHENSIVE PLAN 97
Opportunities for water-dependent and water-oriented
uses are likely to be oriented to recreation, public
enjoyment, transportation, and moorage. Emphasis shall
be given to development within already developed areas
and particularly to water-oriented industrial and
commercial uses.
Non-Water-Oriented Activities:
Non-water-oriented uses should be permitted as part of
development that also includes water-oriented use. Non-
water-oriented uses should be allowed in limited
situations where they do not conflict with or limit
opportunities for water-oriented uses, or on sites where
there is not direct access to the shoreline. Non-water-
oriented uses allowed in the shoreline should provide
ecological restoration and/or public access along the full
length of shoreline frontage.
Public Access:
Priority is also given to planning for public visual and
physical access to water in the High Intensity Overlay
District. Identifying needs and planning for the
acquisition of urban land for permanent public access to
the water is addressed in Public Access regulations in 4-
3-090.E.4.g Table of Public Access Requirements by
Reach. Public access is one of the primary public
benefits that may be necessary to locate development on
the shoreline.
Ecological Restoration:
Providing for restoration of ecological functions is one of
the public benefits necessary to locate non-water-oriented
development on the shoreline. Ecological restoration
opportunities are limited in Renton due to the developed
nature of much of the shoreline. Generally, new
development and redevelopment should remove and
replace shoreline armoring that does not meet standards
of this code, restore native vegetation and wetlands, as
well as restore the aquatic substrate. Public access may
be required to be set back from restored areas with
controlled access to the water’s edge at locations that are
less ecologically sensitive.
Aesthetics:
Aesthetic objectives shall be implemented by appropriate
development siting, building bulk, design standards,
screening, landscaping, and maintenance of natural
vegetative buffers.
5. Shoreline Isolated High-Intensity
Overlay District
Objective and Areas to be Designated:
The objective of the High Intensity Overlay – Isolated
Lands overlay is to provide appropriate regulations for
areas that are within shoreline jurisdiction but are with
separate parcels effectively isolated from the water by
intervening elements of the built environment, largely
consisting of railroads and roads or intervening private
parcels. In most cases, these areas function as parallel
designations with other designations applied to the area
adjacent to the water.
6. Aquatic Environment Overlay District
Objective:
The objective of the Aquatic designation is to protect,
restore, and manage the unique characteristics and
resources of the areas waterward of the ordinary high
water mark.
Areas to be Designated:
The Aquatic Overlay District is defined as the area
waterward of the ordinary high water mark of all streams
and rivers, all marine water bodies, and all lakes,
constituting shorelines of the state together with their
underlying lands and their water column; but do not
include associated wetlands and other shorelands
shoreward of the ordinary high water mark.
Management Policies:
Development within Aquatic Areas shall be consistent
with the following:
Shoreline Management • Objectives and Policies
CITY OF RENTON COMPREHENSIVE PLAN 98
Allowed uses are those within the adjacent
upland shoreline overlay, limited to water-
dependent use or public access.
New uses and over-water structures are allowed
only for water-dependent uses, single-family
residences, public access, or ecological
restoration and only when no net loss of
ecological functions will result.
The size of new over-water structures shall be
limited to the minimum necessary to support the
structure's intended use. In order to reduce the
impacts of shoreline development and increase
effective use of water resources, multiple-use of
over-water facilities is encouraged and may be
required.
All developments and uses on navigable waters
or their beds shall be located and designed to
minimize interference with surface navigation, to
consider impacts to public views, and to allow for
the safe, unobstructed passage of fish and
wildlife, particularly those species dependent on
migration.
Shoreline uses and modifications shall be
designed and managed to prevent degradation of
water quality, minimize alteration of natural
conditions and processes, and result in no net
loss of ecological functions
Uses and modification of Public Aquatic Land
shall incorporate public access and ecological
enhancement, except where inconsistent with
the operation of water-dependent uses.
Fish and wildlife resource enhancement,
including aquaculture related to fish propagation
are allowed and encouraged.
ED. Objectives and Policies
Shoreline Uses and Activities Policies
Objective SH-A: Provide for use of the limited water
resource consistent with the goals of the Shoreline
Management Act by providing a preference for water-
oriented uses.
Objective SH-B: Provide that the policies, regulations, and
administration of the Shoreline Master Program ensure
that new uses, development, and redevelopment within
the shoreline jurisdiction do not cause a net loss of
shoreline ecological functions.
Objective SH-C: Ensure that the policies, regulations, and
administration of the Shoreline Master Program are
consistent with the land use vision of the City’s
Comprehensive Plan.
Policy SH-1: Reasonable and appropriate shoreline uses
and activities should be planned for:
1. Short-term economic gain or convenience in
development should be evaluated in relationship to
potential long-term effects on the shoreline.
2. Preference should be given to those uses or
activities which enhance the natural functions of
shorelines, including reserving appropriate areas for
protecting and restoring ecological functions to
Shoreline Management • Objectives and Policies
CITY OF RENTON COMPREHENSIVE PLAN 99
control pollution and prevent damage to the natural
environment and public health.
3. Provide for the following priority in shoreline use and
modification of the shoreline:
a. Water-dependent and associated water-related
uses are the highest priority for shorelines
unless protection of the existing natural
resource values of such areas precludes such
uses.
b. Water-related and water-enjoyment uses that
are compatible with ecological protection and
restoration objectives, provided that adequate
area is reserved for future water-dependent
and water-related uses.
c. Multiple use developments may be allowed if
they include and support water-oriented uses
and contribute to the objectives of the act
including ecological protection and restoration
and/or public access.
d. Limit non-water-oriented uses to those
locations where access to the water is not
provided or where the non-water-oriented uses
contribute to the objectives of the Act, including
ecological protection and restoration and/or
public access.
e. Preserve navigational qualities, and the
infrastructure that supports navigation, to
support water-oriented use.
4. Recognize existing single-family residential uses and
neighborhood character and ensure that existing
uses, new uses, and alteration of facilities:
a. Do not result in a net loss of shoreline
ecological functions.
b. Avoid disturbance of unique and fragile areas.
c. Are provided with adequate public services
including water, sanitary sewer, and stormwater
management.
5. Future shoreline subdivision, multi-family
developments, and planned urban developments of
more than four units should provide public benefits,
including ecological protection and restoration,
and/or public or community access.
6. New residential developments should provide open
space areas at or near the shoreline through
clustering of dwellings.
Policy SH-2: Aesthetic considerations should be
integrated with new development, redevelopment of
existing facilities, or for general enhancement of shoreline
areas and should include:
1. Identification and preservation of areas with scenic
vistas and areas where the shoreline has high
aesthetic value as seen from both upland areas,
areas across the water, and recreational and other
uses on the water.
2. Appropriate regulations and criteria should ensure
that development provides designs that contribute
to the aesthetic enjoyment of the shoreline for a
substantial number of people and provide the public
with the ability to reach, touch, and enjoy the water’s
edge and view the water and shoreline.
3. Regulations and criteria for building siting, maximum
height, setbacks, screening, architectural controls,
sign regulations, designation of view corridors, and
other provisions should ensure that development
minimizes adverse impacts on views of the water
from public property or views enjoyed by a
substantial number of residences.
Conservation Policies
Objective SH-D: The resources and amenities of all
shorelines and the ecological processes and functions
they provide, such as wetlands, upland and aquatic
vegetation, fish and wildlife species and habitats, as well
as scenic vistas and aesthetics should be protected and
preserved for use and enjoyment by present and future
generations. Natural shorelines are dynamic with
interdependent geologic and biological relationships.
Alteration of this dynamic system has substantial adverse
impacts on geologic and hydraulic mechanisms important
to the function of the water body and can disrupt
elements of the food chain.
Shoreline Management • Objectives and Policies
CITY OF RENTON COMPREHENSIVE PLAN 100
Policy SH-4: When necessary, Shoreline modifications
should emulate and allow natural shoreline functions to
the extent feasible and where needed utilize
bioengineering or other methods with the least impact on
ecological functions.
Policy SH-5: Native shoreline vegetation should be
conserved to maintain shoreline ecological functions and
mitigate the direct, indirect and/or cumulative impacts of
shoreline development, wherever feasible. Important
functions of shoreline vegetation include, but are not
limited to:
Providing shade necessary to maintain water
temperatures required by salmonids, forage fish,
and other aquatic biota.
Regulating microclimate in riparian and
nearshore areas.
Providing organic inputs necessary for aquatic
life, including providing food in the form of
various insects and other benthic macro
invertebrates.
Stabilizing banks, minimizing erosion and
sedimentation, and reducing the
occurrence/severity of landslides.
Reducing fine sediment input into the aquatic
environment by minimizing erosion, aiding
infiltration, and retaining runoff.
Improving water quality through filtration and
vegetative uptake of nutrients and pollutants.
Providing a source of large woody debris to
moderate flows, create hydraulic roughness, form
pools, and increase aquatic diversity for
salmonids and other species.
Providing habitat for wildlife, including
connectivity for travel and migration corridors.
Policy SH-6: Existing natural resources should be
conserved through regulatory and non-regulatory means
that may include regulation of development within the
shoreline jurisdiction, ecologically sound design, and
restoration programs, including:
1. Water quality and water flow should be maintained
at a level to permit recreational use, to provide a
suitable habitat for desirable forms of aquatic life,
and to satisfy other required human needs.
2. Aquatic habitats and spawning grounds should be
protected, improved and, when feasible, increased
to the fullest extent possible to ensure the likelihood
of salmon recovery for listed salmon stocks and to
increase the populations of non-listed salmon
stocks.
3. Wildlife habitats should be protected, improved and,
if feasible, increased.
4. Unique natural areas should be designated and
maintained as open space for passive forms of
recreation and provide opportunities for education
and interpretation. Access and use should be
restricted, if necessary, for the conservation of these
areas.
Policy SH-7: Existing and future activities on all Shorelines
of the State regulated by the City of Renton should be
designed to ensure no net loss of ecological functions.
Policy SH-8: The City of Renton should work with other
responsible government agencies to assure that surface
water management in all drainage basins is considered
an integral part of shoreline planning.
1. Soil erosion and sedimentation that adversely affect
any shoreline within the City of Renton should be
prevented or controlled.
2. The contamination of existing water courses should
be prevented or controlled.
Policy SH-9: Shoreline stabilization should be developed
in a coordinated manner among affected property owners
and public agencies for a whole drift sector (net shore-
drift cell) or reach where feasible, particularly those that
cross jurisdictional boundaries, to address ecological and
geo-hydraulic processes, sediment conveyance and
beach management issues. Where erosion threatens
existing development, a comprehensive program for
shoreline management should be established.
Shoreline Management • Objectives and Policies
CITY OF RENTON COMPREHENSIVE PLAN 101
Policy SH-10: Shoreline areas having historical, cultural,
educational, or scientific value should be identified and
protected.
1. Public and private cooperation should be
encouraged in site identification, preservation, and
protection.
2. Suspected or newly discovered sites should be kept
free from intrusions for a reasonable time until their
value is determined.
Policy SH-11: Critical areas in the shoreline should be
managed to achieve the planning objectives of the
protection of existing ecological functions and ecosystem-
wide processes and restoration of degraded ecological
functions and ecosystem-wide processes. The regulatory
provisions for critical areas should protect existing
ecological functions and ecosystem-wide processes. In
protecting and restoring critical areas within the
shoreline, the City should integrate the full spectrum of
planning and regulatory measures, including the
comprehensive plan, interlocal watershed plans, local
development regulations, and state, tribal, and federal
programs.
Policy SH-12: The City shall implement the Restoration
Plan provided as an adjunct to The Shoreline Master
Program in coordination with other watershed
management agencies and groups, and shall manage
public lands and may acquire key properties and provide
for off-site mitigation on city or other public or private
sites.
Policy SH-13: Preservation of natural shoreline areas can
best be ensured through public or non-profit ownership
and management. Therefore, where private development
is proposed in areas so designated, the City should
require dedication as necessary.
Policy SH-14: Shoreline use and development should be
carried out in a manner that prevents or mitigates
adverse impacts so that the resulting ecological condition
does not become worse than the current condition. This
means ensuring no net loss of ecological functions and
processes in all development and use. Permitted uses
should be designed and conducted to minimize, in so far
as practical, any resultant damage to the ecology and
environment (RCW 90.58.020). Shoreline ecological
functions that should be protected include, but are not
limited to, fish and wildlife habitat, food chain support,
and water temperature maintenance. Shoreline
processes that shall be protected include, but are not
limited to, water flow; littoral drift; erosion and accretion;
infiltration; ground water recharge and discharge;
sediment delivery, transport, and storage; large woody
debris recruitment; organic matter input; nutrient and
pathogen removal; and stream channel
formation/maintenance.
Economic Policies
Objective SH-E: Existing economic uses and activities on
the shorelines should be recognized and economic uses
or activities that are water-oriented should be encouraged
and supported.
Policy U-15: Shoreline uses should be integrated with the
land use vision of the Comprehensive Plan. Harbor areas
in Renton do not have reasonable commercial
accessibility and necessary support facilities such as
transportation and utilities to warrant reservation for
commercial ports and related uses, but may support
other water-dependent uses such as a marina or
passenger ferry service. Water-oriented uses should be
encouraged in multiple use development to provide
opportunities for substantial numbers of people to enjoy
the shorelines. Multiple uses should prove a significant
public benefit with respect to the Shoreline Management
Shoreline Management • Objectives and Policies
CITY OF RENTON COMPREHENSIVE PLAN 102
Act's objectives such as providing ecological restoration
and/or public access to and along the water's edge.
Policy SH-16: Future economic uses and activities should
utilize the shoreline to achieve the use and other goals of
the Act and The Shoreline Master Program, including:
1. Economic uses and activities should locate the
water-oriented portion of their development along
the shoreline.
2. New over-water structures should be limited to
water-dependent use and the length, width, and
height of over-water structures should be limited to
the smallest reasonable dimensions.
3. Shoreline developments should be designed to
maintain or enhance aesthetic values and scenic
views.
Policy SH-17: Shoreline facilities for the moorage and
servicing of boats and other vessels may be allowed in
appropriate locations within residential, commercial, and
other areas, provided they are located and designed to
result in no net loss of ecological functions.
1. Shared moorage is encouraged over individual single
family docks.
2. Commercial docks and marinas should meet all
health standards. Marinas and other economic
activities should be required to contain and clean up
spills or discharges of pollutants associated with
boating activities.
3. Shoreline facilities for the moorage and servicing of
boats and other vessels should be developed in size
and location when it would not impair unique or
fragile areas, or impact federal or state-listed
species.
Policy SH-18: All economic activities on the shoreline shall
provide for no net loss of ecological functions during
construction and operation.
Policy SH-19: Festivals and temporary uses providing
public benefits such as recreation or public access, and
which are compatible with ecological functions, including
water quality, water flow, habitat, or unique and fragile
areas, may be permitted with appropriate review and
conditions.
Public Access Policies
Objective SH-F: Increase public accessibility to shorelines
and preserve and improve the natural amenities.
Policy U-20: Public access should be provided consistent
with the existing character of the shoreline and
consideration of opportunities and constraints for
physical and visual access, as well as consideration of
ecological functions, as provided in Policy SH-31 Table of
Public Access Objectives by Reach, and in conjunction
with the following policies.
Policy SH-21: Public access to and along the water's edge
should be available throughout publicly owned shoreline
areas although direct physical access to the water’s edge
may be restricted to protect shoreline ecological values.
Public access shall be provided over all public aquatic
lands leased for private activity, consistent with
compatibility with water-dependent uses.
Policy SH-22: Public access from public streets shall be
made available over public property and may be acquired
by easement or other means over intervening private
property.
Policy SH-23: Future multi-family, planned unit
developments, subdivisions, commercial, and industrial
developments that provide physical and visual
public/community access along the water's edge should
be guided by the policy provided in Policy SH-26 Table of
Public Access Objectives by Reach.
Policy SH-24: Public access to and along the water's edge
should be located, designed, and maintained in a manner
that protects the natural environment and shoreline
ecological functions and is consistent with public safety
as well as compatible with water-dependent uses.
Preservation or improvement of the natural processes
shall be a basic consideration in the design of shoreline
areas to which public access is provided, including trail
systems.
Shoreline Management • Objectives and Policies
CITY OF RENTON COMPREHENSIVE PLAN 103
Policy SH-25: When making extensive modifications or
extensions to existing commercial, industrial, multi-family
planned unit developments, or subdivisions, and public
facilities, public/community access to and along the
water's edge should be provided if physically feasible.
Policy SH-26: Both passive and active public areas should
be designed and provided.
Policy SH-27: In order to encourage public use of the
shoreline corridor, public parking should be provided at
frequent locations on public lands and rights of way and
may be required on private development.
Policy SH-28: In planning for public access, emphasis
should be placed on foot and bicycle paths consistent
with the Renton Bicycle and Trails Master Plan, rather
than roads, except in areas where public boat launching
would be desirable.
Policy SH-29: Physical or visual access to shorelines
should be required as a condition of approval for open
space tax designations pursuant to RCW 84.34.
Policy SH-30: Development and management of public
access should recognize the need to address adverse
impacts to adjacent private shoreline properties and
should recognize and be consistent with legal property
rights of the owner. Just compensation shall be provided
to property owners for land acquired for public use.
Private access to the publicly owned shoreline corridor
shall be provided to owners of property contiguous to said
corridor in common with the public.
Recreation Policies
Objective SH-G: Water-oriented recreational activities
available to the public should be encouraged to the extent
that the use facilitates the public’s ability to reach, touch,
and enjoy the water's edge, to travel on the waters of the
state, and to view the water and the shoreline.
Policy U-31: Table of Public Access Objectives by Reach is
included in the Comprehensive Plan technical appendix.
It outlines the policy objectives for maintaining and
improving public access within the shoreline. Application
of public access objectives should be considered along
with other objectives of the Shoreline Management Act,
such as ecological restoration and priority uses.
Policy SH-32: Water-oriented recreational activities should
be encouraged.
1. Accessibility to the water's edge should be improved
in existing parks and new development, substantial
alteration of existing non-single family development,
and intensification of existing uses where consistent
with maintaining ecological functions.
2. A balanced choice of public recreational
opportunities should be provided on Lake
Washington as a Shoreline of Statewide Significance
that recognizes and protects the interest of all
people of the state as well as Renton residents.
Recreation use includes enjoyment and use of the
water from boating and other activities. Shoreline
park and recreation areas should be increased in
size and number and managed for multiple uses
including shoreline recreation and preservation and
enhancement of ecological functions.
3. Areas for specialized recreation should be developed
at locations where physical and ecological conditions
are appropriate.
4. Both passive and active recreational areas should
be provided.
Policy SH-33: Recreational boating and fishing should be
supported, maintained, and increased.
Policy SH-34: Public agencies, non-profit groups, and
private parties should use cooperative and innovative
techniques to increase and diversify recreational
opportunities including incorporation in development as
well as public purchase of shoreland. Public agencies
should establish the intent to acquire lands by
incorporation of such policies in their plans and declaring
public intent.
Policy SH-35: Public land, including city parks and public
aquatic lands, should be managed to provide a balance of
public recreation, public access to the water, and
protection and enhancement of ecological functions.
Shoreline Management • Objectives and Policies
CITY OF RENTON COMPREHENSIVE PLAN 104
Policy SH-36: Subject to policies providing for no net loss
of ecological functions as well as local, state, and federal
regulations, the water's depth may be changed to foster
recreational aspects.
Policy SH-37: Provision of recreation facilities and use
shall be consistent with growth projections and level-of-
service standards established by the comprehensive plan.
Circulation Policies
Objective SH-H: Minimize the impacts of motor vehicular
traffic and encourage non-motorized traffic within the
shorelines as part of achieving no net loss.
Policy U-38: Always within shorelines should be scenic
boulevards, where possible, to enhance the scenic views
of the shoreline and provide opportunities for public
visual access to the shoreline. Existing arterials on the
shoreline should incorporate substantial plantings of
street trees or other landscaping and emphasize
enjoyment of the shoreline.
Policy SH-39: Viewpoints, parking, trails and similar
improvements should be considered for transportation
system projects in shoreline areas. Bridge abutments
should incorporate stairs or trails to reach streams where
appropriate.
Policy SH-40: Public transportation should be encouraged
to facilitate access to shoreline recreation areas.
Policy SH-41: Pedestrian and bicycle pathways, including
provisions for maintenance, operation and security,
should be developed.
1. Access points to and along the shoreline should be
linked by pedestrian and bicycle pathways.
2. Separate pedestrian and bicycle pathways should be
included in new or expanded bridges or scenic
boulevards within the shorelines.
3. Separate pedestrian and bicycle pathways should be
included in publicly financed transportation systems
or rights of way, consistent with public interest and
safety.
4. Public access provided in private development
should be linked to public pathways.
5. Public access and non-motorized access to
shorelines should be considered when rights of way
are being vacated or abandoned.
Policy SH-42: Rail lines within the shoreline should
provide opportunities for public access and circulation:
1. The rail line along the east shore of Lake
Washington should be reserved for use as a public
trail if rail use ceases. If rail use continues, joint trail
and rail use should be explored.
2. Rail lines adjacent to the Green River should provide
means for public access across the rail lines to
access shorelines and public trails where this can be
accomplished safely through bridges or
undercrossings.
Policy SH-43: Trails should be developed to enhance
public enjoyment of and access to the shoreline:
1. Trails within the shoreline should be developed as
an element of non-motorized circulation, of the City’s
Parks, Recreation and Open Space and Trails and
Bicycle Master Plan and of the Shoreline Public
Access program. Trails provide the potential for low
impact public physical and visual access to the
shoreline.
2. Trails should be developed as an element of a
system that links together shoreline public access
into an interconnected network including active and
passive parks, schools, public and private open
space, native vegetation easements with public
access, utility rights of way, waterways, and other
opportunities.
3. Public access to and along the water's edge should
be linked with upland community facilities and the
comprehensive trails system that provides non-
motorized access throughout the City.
4. A system of trails on separate rights of way and
public streets should be designed and implemented
to provide linkages along shorelines including the
Lake Washington Loop, the Cedar River, the
Black/River Springbrook Creek, and the Green River.
Shoreline Management • Objectives and Policies
CITY OF RENTON COMPREHENSIVE PLAN 105
Policy SH-44: Road standards should meet roadway
function and emergency access standards and provide for
multiple modes, while reducing impervious surfaces,
where feasible, and managing surface water runoff to
achieve appropriate water quality.
Policy SH-45: Commercial boating operations, other than
marinas, should be encouraged as they relate to water-
dependent uses and should be limited to commercial and
industrial areas.
Shoreline Historical / Cultural /
Scientific / Education Resources and
Activities Policies
Objective SH-I: Provide for protection and restoration of
buildings, sites, and areas having archaeological,
historical, cultural, scientific, or educational value.
Policy U-46: Sites with archaeological, historical, cultural,
and scientific or educational value should be identified
and protected or conserved in collaboration with
appropriate tribal, state, federal, and local governments
as well as private parties.
Policy SH-47: Such features may be integrated with other
shoreline uses if appropriate to the character of the
resource.
Policy SH-48: Include programs and interpretive areas in
recreational facilities in or near identified shoreline areas
with historical, cultural, educational, and scientific value.
Shoreline Restoration and Enhancement
Policies
Objective SH-J: Provide for the timely restoration
enhancement of shorelines with impaired ecological
functions. Such restoration should occur through a
combination of public and private programs and actions.
This Master Program includes a restoration element that
identifies restoration opportunities and facilitates
appropriate publicly and privately initiated restoration
projects. The goal of this effort is to improve shoreline
ecological functions.
Policy U-49: A cooperative restoration program among
local, state, and federal public agencies; tribes; non-profit
organizations; and landowners should be developed to
address shorelines with impaired ecological functions.
Policy SH-50: The restoration plan incorporated by
reference into The Shoreline Master Program is based on:
1. Identification of degraded areas, areas of impaired
ecological functions, and sites with potential for
ecological restoration.
2. Establishment of overall goals and priorities for
restoration of degraded areas and impaired
ecological functions.
3. Identification of existing and ongoing projects and
programs that are being implemented, or are
reasonably assured of being implemented, which are
designed to contribute to local restoration goals.
4. Identification of additional projects and programs
needed to achieve restoration goals.
5. Identification of prospective funding sources for
those projects and programs.
6. Identification of timelines and benchmarks for
implementing restoration projects and programs.
7. Development of strategies to ensure that restoration
projects and programs will be implemented
according to plans, periodically reviewed for
effectiveness, and adjusted to meet overall
restoration goals.
Documents Incorporated by Reference
Table of Public Access Objectives by Reach (Appendix
B)
Shoreline Master Program
CITY OF RENTON COMPREHENSIVE PLAN 106
DRAFT #: FULL COUNCIL DRAFT 1.0 | Draft Date: June 18, 2024
Glossary
Accessory housing: Dwellings constructed within an
existing single unit home, usually for use as a rental unit.
Accessory unit: A dwelling physically separated from the
primary dwelling unit, which includes kitchen, sleeping,
and bathroom facilities. Also known as a "mother-in-law
apartment."
Activity node: An area of clustered higher density, mixed
land uses.
Adaptive use: The utilization of an older building that is no
longer suited for its original use, but may be modified and
used for a different use such as housing. A common
example is the conversion of older public school buildings
to rental or condominium apartments.
Affordable housing: Housing that meets the needs of a
household earning at or below eighty percent (80%) of
county median income (adjusted for household size), for
which the household pays no more than thirty percent
(30%) of its gross income toward housing costs, including
utilities.
Aquifer: Groundwater-bearing geologic formation or
formations that contain enough saturated permeable
material to yield significant quantities of water to wells.
Aquifer protection zones: Zones of an APA designated to
provide graduated levels of aquifer protection. Each APA
may be subdivided by the City into two aquifer protection
zones.
Zone 1: The land area situated between a well or well
field owned by the City of Renton and the 365-day
groundwater travel time contour.
Zone 2: The land area situated between the 365-day
groundwater travel time contour and the boundary
of the zone of potential capture for a well or well
field owned or operated by the City of Renton
Arterial, minor: Right-of-way that serves as a distributor of
traffic from a principal arterial to lower classified streets,
directly to secondary traffic generators such as
community shopping areas and high schools, and serves
trips between neighborhoods within a community. Minor
arterials are more intensive than collectors, but less
intensive than principal arterials.
Arterial, principal: Right-of-way that connects regional
arterials to major activity areas and directly to traffic
destinations. Principal arterials are the most intensive
arterial classification, serve major traffic generators such
as the Urban Center, major shopping and commercial
districts, and move traffic from community to community.
Basin (Surface Water Utility): An area drained by a river
and its tributaries.
Basin (Water Utility): An area defined by the natural
features of the landscape such that any flow of water in
said area will flow toward one low point.
Best Management Practices (Surface Water Utility):
Conservation practices or systems of practices and
management measures that:
Control soil loss and reduce water quality degradation
caused by nutrients, animal waste, toxins, and
sediment;
Minimize adverse impacts to surface water and
groundwater flow, circulation patterns, and to the
chemical, physical, and biological characteristics
of wetlands; and
Include allowing proper use and storage of
fertilizers/pesticides.
Bicycle facility: An improvement designed to facilitate
bicycle use, including bicycle trails, bicycle lanes, storage
facilities, etc.
Glossary
CITY OF RENTON COMPREHENSIVE PLAN 107
Boulevards: A broad thoroughfare that is often separated
by a landscaped median or center divider that has
potential to function as linear open space. Boulevard
designation implies a higher priority for landscape,
sidewalk, or trail improvements.
Buildable Lands Analysis (BLA): An assessment required
by Washington State law that requires six counties to
determine the amount of land suitable for urban
development and its capacity for growth, based upon a
five-year measurement of actual development activity.
King County (and five others) must report the results of
the Buildable Lands Analysis to the State every five years.
Capacity: The space to accommodate population growth
or increases in employment or residential uses as
determined by the methodology used in the Buildable
Lands Analysis.
Capacity problem (Wastewater Utility): When flow rates
exceed what the facility is designed to convey.
Capital facilities: Infrastructure, structures,
improvements, pieces of equipment or other major
assets, and land that serve public purposes and provide
public services, such as police and fire, schools, and
water, sewer, and stormwater systems.
Cell (Cellular Telephone Service): The geographic cellular
telephone coverage area, approximately 2 to 10 miles in
radius, served by low-powered transmitters.
Cell site (Cellular Telephone Service): A communications
site that includes the cellular transmitting and receiving
antennas, cellular base station radios, and
interconnecting equipment. This equipment is necessary
to route cellular telephone system through the mobile
telephone switching office and connect to the
conventional wire-line telephone network.
Cell splitting (Cellular Telephone Service): The process of
dividing a larger cell into several smaller units, to provide
additional channels within the same cell.
Chemicals (Surface Water Utility): All "Regulated
Substances" as defined by the City of Renton in the
Aquifer Protection Ordinance (APO).
Circuit: A set of conductors through which an electric
current is intended to flow. Also known as a "line."
Cluster development: A residential development design
technique that concentrates buildings in specific areas on
a site to allow the remaining land to be used for
recreation, common open space, and preservation of
environmentally critical areas.
Collocation: The practice of placing public facilities at or
near the same location to provide increased public
access. One example is the collocation of a public school
with a community center.
Commercial use: A business or employment activity or
other enterprise that is carried out for profit on a property
by the owner, lessee, or licensee.
Community: A subarea of the City consisting of
residential, institutional, and commercial land uses and
sharing a common identity (e.g., the Highlands in Renton).
Community separator: See “Urban Separator”
Commute trip: A trip made from an employee's residence
to a worksite for a regularly scheduled work day.
Commute Trip Reduction (CTR): A Washington State law
requiring counties with a population greater than
150,000 to implement a plan to reduce single occupant
commute trips and number of commute trip vehicle miles
traveled per employee by employees of major public and
private sector employers. The plan is developed in
cooperation with local transit agencies, regional
transportation planning organizations, major employers,
and the owners of and employers at major worksites.
Concurrency: A Growth Management Act requirement
that transportation facilities and other infrastructure,
such as water and sewer, needed to maintain adopted
Level of Service (LOS) standards, are available within six
years of development at the time of occupancy or within a
specified time period.
Conductor: A wire or cable intended to carry electric
power, supported by poles, towers or other structures.
Glossary
CITY OF RENTON COMPREHENSIVE PLAN 108
Countywide Planning Policies (CPPs): A series of policies
that address growth management issues in King County.
The CPPs provide a countywide vision and serve as a
framework for each jurisdiction to develop its own
comprehensive plan, which must be consistent with the
overall vision for the future of King County.
Critical areas: Wetlands, aquifer recharge areas, fish and
wildlife habitat, frequently flooded, and geologically
hazardous areas regulated by the City of Renton’s Critical
Areas Ordinance.
Demand (Water Utility): The quantity of water obtained
from the water supply source over a period of time to
meet the needs of domestic, commercial, industrial and
public use, and also firefighting water, system losses, and
miscellaneous other water uses. Demands are normally
discussed in terms of flow rate, such as million gallons
per day (mgd) or gallons per minute (gpm). The flow rates
can be described in terms of a volume of water delivered
during a certain time period. Flow rates pertinent to the
analysis and design of water systems are:
Average Daily Demand (ADD). The total amount of
water delivered to the system in a year divided by
the number of days in the year. This is further
divided into average residential (ADDR),
commercial (ADDC), industrial (ADDI), and
unaccounted for (ADDN) demands.
Maximum Month Demand. The total amount of water
delivered to the system during the month of
maximum water use.
Peak Hour Demand. The amount of water delivered to
the system in the hour of maximum use usually
occurring during the maximum day.
Density: The number of dwelling units per acre. See “net
density.”
Density bonus: Incentive provided to a developer of
housing, in exchange for meeting a specified condition or
conditions such as quality of design or provision of a
certain type of housing unit, community amenity, or other
use.
Detention/retention facilities: Facilities designed either
to hold runoff for a short period of time and then release
it to the point of discharge at a controlled rate or to hold
water for a considerable length of time and then consume
it by evaporation, plants or infiltration into the ground.
Development standards: Restrictions, requirements and
provisions for land development imposed by
ordinance. In Renton, development standards are
included in the Renton Municipal Code Title IV,
“Development Regulations.”
Duplex: A residential building located on a single lot that
contains two attached dwelling units under one roof. Also
known as a “flat.”
Dwelling unit: One or more rooms located within a
structure, designed as and arranged for living
accommodations, and occupied or intended to be
occupied by not more than one family and permitted
roomers and boarders, independent from any other
family. The existence of a food preparation area and
sanitation facilities within the room or rooms shall be
evidence of the existence of a dwelling unit. Dormitories,
institutional housing, and other group quarters are not
counted as dwelling units.
Emergency housing (EH): is defined as temporary indoor
accommodations for individuals or families who are
homeless or at imminent risk of becoming homeless that
is intended to address the basic health, food, clothing,
and personal hygiene needs of individuals or families.
Emergency housing may or may not require occupants to
enter into a lease or an occupancy agreement.
Emergency shelter (ES): is defined as a facility that
provides a temporary shelter for individuals or families
who are currently homeless. Emergency shelter may not
require occupants to enter into a lease or an occupancy
agreement. Emergency shelter facilities may include day
and warming centers that do not provide overnight
accommodations.
Employment Center: An area of the City where various
industries provide higher than average concentrations of
employment.
Glossary
CITY OF RENTON COMPREHENSIVE PLAN 109
Equalizing storage (Water Utility): The act of balancing
the difference between the capacity of the sources of
supply and the maximum demand rate (generally
considered the highest use hour of the hottest day of the
year).
In water systems that service a large number of
residences, the demand for water varies hourly and
supply facilities are sized to meet the average rate of the
maximum day demand. The maximum hour demand rate
is typically about twice the average maximum day rate.
If equalizing storage is not available to provide water
during peak hours, the supply facilities and major
pipelines would have to be sized for the maximum hour
demands. However, during non-peak hours, much of the
supply capacity would not be used.
Instead, equalizing storage facilities are used to make up
the difference between maximum hour and maximum day
demand. The stored water is released when demand
exceeds the supply, and replenished when the supply
exceeds demand. Equalizing storage facilities enable
supply facilities and pipelines to be smaller and,
therefore, lower costs for supply and pipeline facilities are
obtained.
Feeder system (Cable Television Service): The line that
carries the signal from a trunk line amplifier to the
subscriber's service drop.
Fiber optic cable: A multi-layered cable composed of fine
strands of glass fibers capable of transmitting large
quantities of coded data by means of modulated light
rather than electronic signals. It is preferred as a medium
for television signals as it can carry more signals with less
dissipation.
Fireflow: The rate of flow of water required during
firefighting.
Fire storage: Reservoir capacity required to meet fire
flows.
Force main: A sanitary sewer main that utilizes artificial
means (pressure) to transport waste. A force main
usually moves sewage from a lower elevation to or across
a higher elevation. A lift station typically pumps sewage
from one basin through a force main to another basin.
Functional plans: Long range plans developed by City
departments that establish long-range goals and
objectives to guide their operations and capital
development requests. Functional plans typically
represent the ideal goals for the department in providing
urban services and facilities.
Gate station (Natural Gas Service): The point at which gas
from Northwest Pipeline enters the Puget Sound Energy
system, where odorant is added for safety, pressure is
reduced between 200 to 300 psi, and the gas is metered.
Gateway: A point of entry that identifies a transition
between different land uses, landscapes, and
jurisdictional boundaries and enhances a feeling of
anticipation and arrival for the approaching traveler.
Geologically hazardous: Areas that may be prone to one
or more of the following conditions: erosion, flooding,
landslides, coal mine hazards, or seismic activity.
Gravity sewer: A sanitary sewer main installed with the
intention of utilizing gravity or "downhill flow" to move the
waste. The maximum capacity for a gravity sewer is the
volume of flow that can be carried in a sewer at a depth
to diameter ratio of 0.70.
Greenbelt: An area intended for open space, recreation,
very low-density residential uses, agriculture, geographic
relief between land uses, or other low-intensity uses.
Growth Management Act (GMA) of 1990: A law passed by
the Washington State Legislature in 1990 (RCW 36.70A),
and amended periodically thereafter, that mandates
comprehensive planning in designated counties and
cities.
Hazardous waste: Any wastes included in the State of
Washington, Department of Ecology Dangerous Waste
Regulations, Chapter 173-303 of the Washington
Administrative Code (WAC).
Headend (Cable Television Service): The electronic
equipment that amplifies and processes television signals
Glossary
CITY OF RENTON COMPREHENSIVE PLAN 110
from all sources. After being assigned a channel, the
signals leave via the trunk system.
Heavy industrial: A type of land use including
manufacturing processes using raw materials, extractive
land uses, and any industrial uses that typically are
incompatible with adjacent uses due to noise, odor, toxic
chemicals, or other activities which could pose a hazard
to public health and safety.
High-occupancy vehicle (HOV): A vehicle carrying two or
more people.
Housing unit: Any dwelling unit, housekeeping unit, guest
room, dormitory, or single-occupancy unit.
Impact fees: Fees imposed on developers to pay for the
community's costs of providing services to a new
development. Such charges are an extension of efforts to
make new development pay for their impact on the
community. Impact fees may also involve some effort to
predict the total cost of the community for servicing the
new development and relate it to the revenues that will
be produced by the development once it is completed.
Impervious surface: A hard surface area that either
prevents or retards the entry of water into the soil mantle
under natural conditions prior to development, and/or a
hard surface that causes water to run off the surface in
greater quantities or at an increased rate of flow from the
flow present under natural conditions prior to
development.
Common examples include, but are not limited to, roof
tops, walkways, patios, decks, driveways, parking lots or
storage areas, concrete or asphalt paving, gravel roads,
packed or oiled earthen materials, macadam, or other
surfaces that similarly impede the natural infiltration of
storm water.
Industrial: A type of land use characterized by production,
manufacturing, distribution or fabrication activities.
Infill development: Development that occurs on vacant or
underutilized parcels, typically in urban areas that are
largely developed.
Infill housing: Construction of new dwelling units on
vacant or underutilized parcels in built-up areas. Because
utilities, transit, and other infrastructure are already in
place, the costs and impacts of new units are generally
lower than for development on raw land.
Infiltration (Wastewater Utility): The entrance of ground
water into the sanitary sewer system through cracks,
pores, breaks, and defective joints in the sewer piping
network.
Inflow: Direct flow of storm water into sanitary sewer
systems through hookups from storm water collection
facilities and illegal connections.
Infrastructure: Facilities and services needed to sustain
industry, residential, commercial, and all other land use
activities, including water, sewer lines, and other utilities,
streets and roads, communications, and public facilities
such as fire stations, parks, schools, etc.
Institution: A structure (or structures) and related
grounds used by organizations providing educational,
medical, social, and recreational services to the
community such as hospitals, vocational or fine arts
schools, child care centers, whether operated for
nonprofit or profit-making purposes; and nonprofit
organizations such as colleges and universities,
elementary and secondary schools, community centers
and clubs, private clubs, religious facilities, museums,
and institutes for advanced study.
Intensive office: Mid- to high-rise office development
including structured parking typically located in areas with
regional transportation access.
Intermediate pressure (ip) distribution main:
Underground lines varying from 1.25 to 6 inches in
diameter. Pressure averages 35 psi
Jobs/housing balance: The ratio between jobs and
housing within a specified area. The jobs/housing
balance can influence housing costs and transportation
demand.
Land use zoning: Traditionally, a technical or physical
approach to the segregation of incompatible land uses,
Glossary
CITY OF RENTON COMPREHENSIVE PLAN 111
such as residential and industrial use, through systems of
land use and development controls.
More recently, the techniques have emphasized
reinforcing relationships between compatible land uses
such as residential and neighborhood commercial. The
contemporary approach also emphasizes the close
relationship between transportation and land use to more
effectively respond to accessibility, reduction of
infrastructure costs, urban design, air, noise, and water
pollution, energy conservation, and conservation of
resource lands.
Landfill: A disposal facility, or part of a facility, where
solid waste is permanently placed in or on land and which
is not a land spreading disposal facility.
Large scale multi-unit: A residential building, or group of
buildings that contain more than four dwelling units in
each building.
Level-of-service (LOS): A qualitative rating of how well
some unit of transportation supply (e.g., street,
intersection, sidewalk, bikeway, transit route, ferry) meets
its current or projected demand.
Linear parks: Parks that are long and narrow, and follow
a natural or man-made corridor such as a road or stream
course.
Lift station: A sewage pumping facility that consists of a
wet well for collecting wastewater, mechanical equipment
such as pumps, valves and piping, electrical and control
equipment, and a force main. The maximum capacity for
a lift station is equal to the peak, wet weather flow that
the largest pump within the lift station has been designed
to convey.
Light industrial: A type of land use including small scale
or less intensive production, manufacturing, distribution
or fabricating activities. Some office activities and
supporting convenience retail activities may also be
included.
Looping main (Natural Gas Service): A main that
connects to a supply line at both ends, thereby providing
an alternate route for natural gas to travel to an area
needing additional supply.
Manufactured housing: A broad term including mobile
homes, modular homes, and other "factory built" housing.
The main distinction between manufactured homes and
site-built homes is that manufactured homes are created
in one or more parts away from the site, and then
transported to it.
“Red Seal” manufactured homes are built to HUD
standards, with the chassis included as a permanent part
of the home, although the axles must be removed when
the home is installed. These homes, however, are built so
that they may be placed on a permanent foundation.
“Gold Seal" modular homes are constructed in a factory in
several pieces that may be smaller or less complete than
the pieces of a “Red Seal” manufactured home. “Gold
Seal” homes are built to the specifications of the Uniform
Building Code, and are placed on a permanent
foundation, similar to a "stick-built" home. Unlike ”Red
Seal homes”, the chassis for transportation is not a
permanent part of the home.
Mobile homes, as opposed to manufactured or modular
homes, are typically located in established mobile home
parks and were built before HUD standards for
manufactured housing went into effect June 15, 1976.
Master plan: A plan that shows how proposed
development will comply with the development standards
in the applicable zoning. It also is intended to show
compatibility of development within the Master Plan, and
compatibility of anticipated uses in areas adjacent to and
abutting the Master Plan area. It provides long-term
guidance for a smaller area than a Conceptual Plan, but a
larger area than a detailed Site Plan.
Metro: A countywide agency run by Metropolitan King
County that provides regularly scheduled public transit
service (both express and local service), park and ride
lots, vanpools, ride-sharing, and customized service to
meet people with special needs. Metro is also a regional
sewage treatment agency charged with the collection,
Glossary
CITY OF RENTON COMPREHENSIVE PLAN 112
treatment, and disposal of sewage from the City of
Renton and much of King County.
Middle housing: Housing that is at a middle scale
between detached housing and large attached residential
buildings.
Minimum density: A development standard that sets the
least amount of density permitted in a residential zone,
as a measure of dwelling units per acre, and results in a
more efficient use of urban land than might otherwise be
attained through market forces.
Mitigation (Surface Water Utility): Avoiding, minimizing or
compensating for adverse wetland impacts. Mitigation, in
the following order of preference, is:
a. Avoiding the impact altogether by not taking a
certain action or parts of an action;
b. Minimizing impacts by limiting the degree or
magnitude of the action and its implementation,
by using appropriate technology, or by taking
deliberate steps to avoid or reduce impacts;
c. Rectifying the impact by repairing, rehabilitating,
or restoring the affected environment;
d. Reducing or eliminating the impact over time by
preservation and maintenance operations during
the life of the action;
e. Compensating for the impact by restoring or
providing substitute resources or environments;
f. Monitoring the impact and the compensation
project and taking appropriate corrective
measures.
Mitigation for individual actions may include a
combination of the above measures.
Mixed-use: The presence of more than one category of
use in a structure or development project, for example, a
mixture of residential units and retail or offices in the
same building or if in separate buildings, in close
proximity to one another. The uses are physically and
functionally integrated and mutually supporting.
Mode: Types of transportation available for use, such as
a bicycle, an automobile, or a bus.
Mode-split: The proportion of total persons using a
particular mode of travel. In this document, mode-split
generally refers to the percentage of people using public
transportation as opposed to other motorized modes.
Multi-use use: A structure or portion of a structure
containing two or more dwelling units.
Multi-modal: Referring to accessibility by a variety of
travel modes, typically pedestrian, bicycle, transit, and
automobile modes, but may also include water and air
transport modes.
Natural gas: For the most part methane, a naturally
occurring mixture of hydrocarbon and non-hydrocarbon
gases found in porous geologic formations beneath the
earth's surface, often in association with petroleum.
Neighborhood commercial: Small commercial areas
providing limited retail goods and services such as
groceries and dry cleaning for nearby customers.
Net density: A calculation of the number of housing units
that would be allowed on a property after sensitive areas,
public streets, and private access easements are
subtracted from the gross area (gross acres minus
streets, easements, and sensitive areas multiplied by
allowable housing units per acre). This calculation
applies to residential uses only.
Northwest Pipeline: Interstate pipeline providing gas to
Puget Sound Energy. Pressure varies from 600 to 900
psi in two parallel pipes, 26 and 30 inches in diameter.
Off-site release rates (Surface Water Utility): As a result of
development, the peak release rate of water from the
developed property during the design storm.
On-street parking: Parking spaces in the rights-of-way.
Open space: Any area of land, or water that provides
physical or visual relief from the developed environment.
Open space may be essentially unimproved and set aside,
designated or reserved for public use or enjoyment, or for
the private use and enjoyment of adjacent property
owners.
Glossary
CITY OF RENTON COMPREHENSIVE PLAN 113
Open space may also consist of undeveloped or
developed areas including urban plazas, parks,
pedestrian corridors, landscaping, pastures, woodlands,
greenbelts, wetlands, and other natural areas or street
rights-of-way which provide visual relief within developed
areas. The term does not include stormwater facilities,
driveway, parking lots, or other surfaces designed for
vehicular travel.
Outfall: The point, location, or structure where
wastewater or drainage discharges from a sewer, drain, or
other conduit.
P-1 Channel: An existing channel in the lower Green River
Valley that transports the surface water flows of
Springbrook Creek to the Black River Pump Station.
Peak flow (wastewater utility): The maximum amount of
sewage, either actual or estimated, that must be
transported through the system in a given time (usually in
gallons per minute). Peak flow is usually measured or
calculated during the wettest time of the year when rain
and high ground water add inflow and infiltration to the
normal flow of the system at the time of day when
domestic use is the greatest.
Peak hour: One-hour interval within the peak period when
travel demand is usually highest (e.g., 7:30-8:30 a.m. and
4:30-5:30 p.m.).
Pedestrian-orientated: A type of development where the
location and access to buildings, types of uses permitted
on the street level, and design of building facades are
attractive to and based on the needs of pedestrians.
Pedestrian facility: An improvement designed to facilitate
accessibility by foot or wheelchair, including sidewalks,
curb ramps, crosswalks, overpasses and undercrossings,
etc.
Permanent supportive housing (PSH): is defined as
subsidized, leased housing with no limit on length of stay
that prioritizes people who need comprehensive support
services to retain tenancy and utilizes admissions
practices designed to use lower barriers to entry than
would be typical for other subsidized or unsubsidized
rental housing, especially related to rental history,
criminal history, and personal behaviors.
Permanent supportive housing is paired with on-site or
off-site voluntary services designed to support a person
living with a complex and disabling behavioral health or
physical health condition who was experiencing
homelessness or was at imminent risk of homelessness
prior to moving into housing to retain their housing and be
a successful tenant in a housing arrangement, improve
the resident's health status, and connect the resident of
the housing with community-based health care,
treatment, or employment services. Permanent
supportive housing is subject to all of the rights and
responsibilities defined in chapter 59.18 RCW.
Pipeline: Buried pipe systems (including all pipe, pipe
joints, fittings, valves, manholes, sumps, and
appurtenances that are in contact with the substance
being transported) utilized for the conveyance of
regulated substances. Pipelines include, but are not
limited to, sanitary sewers, side sewers, leachate
pipelines, and product pipelines, such as petroleum.
Planning Area: A geographic area defined on a map in a
comprehensive plan that is a logical area for expansion of
the system. Conversion of a planning area to a utility
service area requires King County approval of an
amendment to a comprehensive plan.
Platting: A map or representation of a piece of land that
shows the location, boundaries, area, and other details of
existing and proposed lots, streets, utilities, public areas,
and all other necessary data to demonstrate compliance
with subdivision regulations; state statutes provide for the
recording of plats, and the selling of lots or parcels of land
by referring to the recorded plat.
Potential Annexation Area (PAA): The area within the
Urban Growth Area that is not already incorporated as a
city and is designated for future annexation to the City
within the twenty year planning horizon by agreement with
King County as required by the Countywide Planning
Policies and the Growth Management Act.
Glossary
CITY OF RENTON COMPREHENSIVE PLAN 114
Pre-development levels (Surface Water Utility): The rate
of flow under a design storm occurrence that would occur
in absence of a development.
Pressure zone (Water Utility): A water system subsection
operating from one source at a common hydraulic
elevation.
Protected APA designated Zone 2: If the aquifer supplying
water to a well, well field, or spring is naturally protected
by overlying geologic strata, the City of Renton may
choose not to subdivide an APA into two zones. In such a
case, the entire APA will be designated as Zone 2.
Public facilities: Publicly owned, operated, or leased land
and the public facilities and/or uses contained therein,
such as streets, roads, highways, sidewalks, street and
road lighting systems, traffic signals, domestic water
systems, storm and sanitary sewer systems, park and
recreational facilities, schools and public buildings.
Public Works: The City of Renton's Public Works
Department.
Recyclables (Solid Waste Utility): Newspaper, uncoated
mixed paper, aluminum, glass and metal, food and
beverage containers, Polyethylene terepthalate (PET #1)
plastic bottles, High Density Polyethylene (HDPE #2)
plastic bottles, and such other materials that the City and
contractor determine to be recyclable.
Religious organization: means the federally protected
practice of a recognized religious assembly, school, or
institution that owns or controls real property. RCW
36.01.290(6)(c).
Residential use: Any land use that provides for living
space. Examples include artist studio/dwelling, boarding
house, caretaker’s quarters, single unit, multi-unit, special
residence, floating homes, and mobile home parks.
Rezoning: An amendment approved by the governing
body, to the Official Zoning Map and/or text of
development standards to effect a change in the nature,
density, or intensity of uses allowed in a zoning district
and/or on a designated lot or land area. Rezoning can
take two forms: 1) a Comprehensive Plan Amendment
(revision or modification of the text and/or map), or 2) a
change of the zoning district applied to a particular lot or
lots, without a change in the Comprehensive Plan land
use designation.
Right(s)-of-way: A public or private area that allows for
the passage of people or goods. Right-of-way includes
passageways such as freeways, streets, bike paths,
alleys, and walkways. A public right-of-way is a right-of-
way that is dedicated or deeded to the public for public
use and under the control of a public agency.
Runoff: That portion of precipitation that flows over land
surface and enters a natural drainage system or
constructed storm sewer system during and immediate
following a storm.
Rural area: A sparsely developed area located outside of
the Urban Growth Area, where the land is undeveloped or
primarily used for agricultural, forestry, resource
extraction, very low-density residential uses, or open
space purposes.
Sanitary sewer: A piping system that carries liquid and
waterborne wastes from residences, commercial
buildings, industrial plants, and institutions, together with
minor quantities of ground, storm, and surface waters
that are not admitted intentionally.
SEPA: See State Environmental Policy Act.
Service area: A geographic area within which service to
customers is available as specifically defined on a map in
a utilities service plan and approved by King County.
Service drop (Cable Television Service): Smaller diameter
cable that runs from a feeder line to the subscriber's
television.
Side sewer: In plumbing, the extension from the building
drain to the public sewer or other place of disposal. Also
called house connection or side sewer (private). A side
sewer stub is that portion of the side sewer between the
collector sewer and the individual property line.
Single-occupant vehicle (SOV): A vehicle carrying only one
person.
Glossary
CITY OF RENTON COMPREHENSIVE PLAN 115
Solid waste: A general term for discarded materials
destined for disposal, but not discharged to a sewer or to
the atmosphere.
Special benefit districts: Subareas of a community
designated by city ordinance to assess payments for
construction or installation of public facilities which
primarily benefit the property owners within the district.
Special needs housing: This category refers to housing
that is provided for low income or indigent persons and,
where applicable, their dependents who, by virtue of
disability or other personal factors, face serious
impediments to independent living and who require
special assistance and services in order to sustain
appropriate housing on a permanent, long-term or
transitional basis.
State Environmental Policy Act (SEPA): The state law
passed in 1971 requiring state and local agencies to
consider environmental impacts in the decision-making
process.
Storm sewer or storm drain: A sewer that carries storm
water and surface water, street wash, and other wash
waters, or drainage, but excludes domestic wastewater
and industrial wastes.
Storm water: Water originating from precipitation,
surface runoff, shallow ground water, or other drainage
that does not include domestic wastewater or industrial
wastes.
Strip commercial: An area occupied by businesses along
an arterial street, located in one-story structures or
platted lots and/or small shopping centers arranged in a
line and set back from the street to allow front of store
parking lots with individual driveway entrances and
individual parking.
Structured parking: Vehicle parking within a building
having one or more stories.
Surface parking: Open lots or grounds with at-grade
vehicle parking facilities.
Townhouse: A form of ground-related housing where
individual dwelling units are attached along at least one
common wall to at least one other dwelling unit. Each
dwelling unit occupies space from the ground to the roof.
Transfer of development rights (TDRs): A program in
which the unused portion of a "sending" property's zoned
capacity – one of the separable rights of property – is sold
to the developer of a "receiving" site, who is allowed to
add the capacity to the zoned limit of that site.
Transfer station: Permanent, fixed, supplemental
collection and transportation facility, used by persons and
route collection vehicles to deposit collected solid waste
from off-site into a larger transfer vehicle for transport to
a solid waste handling facility. Transfer stations may also
include recycling facilities and compaction/baling
systems.
Transit: Public transportation by public bus, light rail,
heavy rail, and commuter rail transport, but not ferries or
vanpools.
Transitional housing (TH): is defined as a project that
provides housing and supportive services to homeless
persons or families for up to two years and that has as its
purpose facilitating the movement of homeless persons
and families into independent living. RCW
84.36.043(3)(c).
Transportation Demand Management (TDM): A system
for reducing traffic congestion and providing multi-modal
transportation opportunities, which is implemented in
Washington State through the Commute Trip Reduction
law. See Commute Trip Reduction (CTR) definition.
Transportation Improvement Program (TIP): A plan,
adopted by a jurisdiction, that details the priority for
improvements to the transportation system related
infrastructure and the means and methods of financing
those improvements.
Transportation Systems Management (TSM):
Accommodating transportation demand by using the
existing supply more efficiently and by emphasizing lower
cost improvements that can be implemented quickly. For
Glossary
CITY OF RENTON COMPREHENSIVE PLAN 116
example, converting a general purpose traffic lane into a
transit-way might increase the person-carrying capacity of
a highway more easily and quickly than widening the
highway for additional traffic lanes.
Trunk system (Cable Television Service): The cables that
carry signals from the headend to the feeder lines. Since
the signal loses strength as it travels down the cable, a
series or cascade of amplifiers, located at intervals along
its length, boost signal strength.
Undeveloped rights-of-way: Any undeveloped portion of a
strip of land legally established for the use of pedestrians,
vehicles, or utilities.
Upzoning: Changing the Official Zoning Map and/or text
of development standards in a way that allows less
restrictive uses (e.g., from residential to commercial) or
allowing higher densities for a given area of land.
Urban Center: Defined by the Countywide Planning
Policies, recognized by the Puget Sound Regional Council,
and so designated by City Council Resolution, the Urban
Center is an area of Renton with existing and/or future
high employment concentration, residential use at high
density, and accessibility. These areas promote non-SOV
mobility, reduce sprawl, and maximize benefits of existing
public investment.
Urban growth area: Area designated by the City and
endorsed by the County for development over the next
twenty years as required by the Growth Management Act.
Urban growth patterns should not occur outside these
areas.
Urban separator: Corridors of natural areas or very low
density rural development between higher density urban
areas. Examples include lands useful for open space,
wildlife habitat, recreation trails and connection of critical
areas, agricultural uses, or lands which have a rural
character. Also known as a “Community Separator.”
Utilities: All lines and facilities related to the provision,
distribution, collection, transmission, or disposal of water,
storm and sanitary sewage, oil, gas, power, information,
telecommunication and telephone cable, and includes
facilities for the generation of electricity.
Vision 2050: Puget Sound Regional Council's 2020
adopted Regional Growth Strategy and Multicounty
Planning Policies that focuses growth in centers and near
transit, with the goal of sustaining and creating different
types of urban communities, while preserving the region’s
woring resource lands and open spaces.
Wastewater: The spent or used water of a community or
industry that contains dissolved and suspended
contaminants that cannot be discharged directly to a
lake, stream, or river.
Wetlands: Areas characterized by the presence of
surface or groundwater at a frequency or duration to
support vegetation adapted for life in saturated soil
conditions. For the purposes of inventory, incentives, and
non-regulatory programs, those lands transitional
between terrestrial and aquatic systems where the water
table is usually at or near the surface or the land is
covered by shallow water.
For the purposes of regulation, wetlands are defined by
the Federal Manual for the Regulation and Delineation of
Jurisdictional Wetlands pursuant to this Chapter, Section
4-32-3.C.
Wetlands created or restored as part of a mitigation
project are regulated wetlands. Wetlands intentionally
created for purposes other than wetland mitigation,
including but not limited to, stormwater management,
wastewater treatment or landscape amenities, drainage
ditches are not considered regulated wetlands.
Wildlife habitat: An area characterized by wildlife that
forage, nest, spawn, or migrate through, in search of food
and shelter.
Yard waste (Solid Waste Utility): Debris from leaves,
grass, and clippings of woody as well as fleshy plants.
Materials larger than two inches (2") in diameter and four
feet (4') in length shall not be considered yard waste.
CITY OF RENTON COMPREHENSIVE PLAN 117
DRAFT #: FULL COUNCIL DRAFT 1.0 | Draft Date: June 18, 2024