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Home My WebLink AboutCI-179CI-179 Page 1 of 7 Department of Community and Economic Development Planning Division ADMINISTRATIVE CODE INTERPRETATION ADMINISTRATIVE CODE INTERPRETATION #: 179 MUNICIPAL CODE SECTIONS: RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary Structures) REFERENCE: N/A SUBJECT: Development Standards for Residential Zoning Designations – Minimum Tree Density BACKGROUND: As a result of Renton Municipal Code (RMC) amendments adopted by Ordinance 6076 and based on Docket Item 197 (“D-197”), Tree Regulations, the City amended the city’s tree retention and land clearing regulations, which included eliminating tree density requirements. As proposed by D-197 and adopted in Ordinance 6076, a tree credit system was implemented as an alternative to tree density requirements. However, the adopted ordinance did not eliminate a reference to the previous minimum tree density requirements within RMC 4-2-110A. Therefore, staff proposes to eliminate the old reference to minimum tree density requirements and update the table to refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations, regarding tree retention. DECISION: RMC 4-2-110A shall be interpreted to eliminate the inaccurate reference to minimum tree density requirements and replace with the accurate reference to RMC 4-4-130, Tree Retention and Land Clearing Regulations, regarding tree retention. JUSTIFICATION: The reference to minimum tree density requirements provided in RMC 4-2- 110A presents a conflict with the legislative intent of code revisions for D-197, as these requirements no longer exist in RMC 4-4-130, Tree Retention and Land Clearing Regulations. Therefore, the retainment of this reference is a result of staff’s error, an error that conflicts with the Planning Commission’s recommendation and the City Council’s legislative intent. ADMINISTRATOR APPROVAL: ____________________________________ C. E. “Chip” Vincent CI-179 Page 2 of 7 EFFECTIVE DATE: BINDING: Under principles of judicial finality, administrative code interpretations that are not timely appealed are binding. This binding decision is a formally adopted interpretation of existing Renton Municipal Code. APPEAL PROCESS: To appeal this determination, a written appeal accompanied by the required filing fee must be filed with the City’s Hearing Examiner (1055 South Grady Way, Renton, WA 98057, 425-430-6551) no more than 14 days from the date of this decision. Section 4-8-110 of the Renton Municipal Code provides further information on the appeal process. DISCLAIMER: Excerpts from the Renton Municipal Code shown below may not contain the most recently codified text. In such instances, code amendments implemented through this Administrative Code Interpretation shall be construed to affect the current code and past/future Administrative Code Interpretations not yet codified in the same manner as shown below. Should any conflicts result, the Administrator shall determine the effective code. SPECIFIED CODE SECTIONS SHALL BE READ AS FOLLOWS: See attached Exhibit A. STAFF CONTACT: Angelea Weihs, Associate Planner, 425-430-7312 February 17, 2023 CI-179 Page 3 of 7 EXHIBIT A 4-2-110A1 DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY STRUCTURES) RC R-1 R-4 R-6 R-8 R-10 R-14 RMF Minimum Net Density (per Net Acre)1, 2, 15 None 3 dwelling units 4 dwelling units 5 dwelling units30 7 dwelling units30 10 dwelling units30 Maximum Net Density (per Net Acre, Except per Net 10 Acres in RC)2, 14, 15 1 dwelling unit 1 dwelling unit7, 36 4 dwelling units 6 dwelling units 8 dwelling units38 10 dwelling units29 14 dwelling units29 20 dwelling units29 Maximum Number of Dwellings (per Legal Lot)2 1 dwelling with 1 accessory dwelling unit 1 dwelling with 1 accessory dwelling unit7 1 dwelling with 1 accessory dwelling unit 1 dwelling with 1 accessory dwelling unit Detached dwellings: 1 dwelling with 1 accessory dwelling unit Attached dwellings: n/a Per Maximum Net Density Minimum Lot Size2, 28, 31 10 acres 1 acre3, 32 9,000 sq. ft.32, 34 7,000 sq. ft.32, 34 5,000 sq. ft.34 Detached dwellings: 4,000 sq. ft. Attached dwellings: n/a Detached dwellings: 3,000 sq. ft. Attached dwellings: n/a n/a Minimum Lot Width31 150 ft. 100 ft.32 70 ft.32 60 ft.32 50 ft. 40 ft. 30 ft. Townhouses: 25 ft. CI-179 Page 4 of 7 RC R-1 R-4 R-6 R-8 R-10 R-14 RMF Other Attached Dwellings: 50 ft. Minimum Lot Width31 (Corner Lots) 175 ft. 110 ft. 80 ft. 70 ft. 60 ft. 50 ft. 40 ft. Townhouses: 30 ft. Other Attached Dwellings: 60 ft. Minimum Lot Depth31 300 ft. 200 ft.3, 32 100 ft.32 90 ft.32 80 ft. 70 ft. 60 ft. Townhouses: 50 ft. Other Attached Dwellings: 65 ft. Minimum Front Yard4, 5, 31 30 ft. 30 ft.6 30 ft.6, 33 25 ft.6 20 ft. except when all vehicle access is taken from an alley, then 15 ft.39 15 ft.11, except when all vehicle access is taken from an alley, then 10 ft.39 Townhouses: 15 ft.11, except when all vehicle access is taken from an alley, then 10 ft.39 Other Attached Dwellings: 20 ft. Minimum Rear Yard4, 22, 31 35 ft. 30 ft. 25 ft.33 25 ft. 25 ft.39 15 ft.21, 39 10 ft.21, 39 Townhouses: 10 ft.13, 39 Other Attached Dwellings: 15 ft.39 Minimum Side Yard4, 31 25 ft. 15 ft. Combined 20 ft. with not less than Combined 15 ft. with not less 5 ft. Detached Units: 4 ft. Detached Units: 4 ft. 5 ft. for unattached side(s), 0 ft. for the attached side(s).13 CI-179 Page 5 of 7 RC R-1 R-4 R-6 R-8 R-10 R-14 RMF 7.5 ft. on either side. than 5 ft. on either side. Attached Units: 4 ft. for unattached side(s), 0 ft. for the attached side(s).23 Attached Units: 4 ft. for unattached side(s), 0 ft. for the attached side(s).23 Minimum Secondary Front Yard4, 5, 31 (applies to Corner Lots) 30 ft. 30 ft.6 30 ft.6, 33 25 ft.6 15 ft.11 15 ft.11 15 ft.11 Townhouses: 15 ft.11 Other Attached Dwellings: 20 ft. Maximum Building Coverage (including Primary and Accessory) 10% 20% 35% 40% 50% 55% 65% Townhouses: 70% Other Attached Dwellings: 35% A maximum coverage of 45% may be allowed through the Hearing Examiner site development plan review process. Maximum Impervious Surface Area 15% 25% 50% 55% 65% 70% 80% 75% CI-179 Page 6 of 7 RC R-1 R-4 R-6 R-8 R-10 R-14 RMF Maximum Number of Stories 3 2 3 Maximum Wall Plate Height8, 9, 10, 12, 18, 19 32 ft. 24 ft. 24 ft., increase up to 32 ft. possible subject to administrative conditional use permit approval. Townhouses: 32 ft. Other Attached Dwellings: 32 ft., increase up to 42 ft. possible subject to administrative conditional use permit approval. Maximum Number of Units per Building2 n/a No more than 4 units per building. No more than 6 units per building. n/a Minimum Tree Density 2 significant trees per 5,000 sq. ft. See RMC 4-4-130. Attached units: 4 significant trees per 5,000 sq. ft. See RMC 4-4-130. n/a Minimum Freeway Frontage Setback 10 ft. landscaped setback from the street property line. Maximum Wireless Communication Facilities Height (including See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are allowed a maximum height of 6 feet without a Conditional Use Permit. Larger structures will have a maximum height determined by the Conditional Use Permit process, RMC 4-9-030, Conditional Use Permits. CI-179 Page 7 of 7 RC R-1 R-4 R-6 R-8 R-10 R-14 RMF Amateur Radio Antennas) Design Standards See RMC 4-2-115, Residential Design and Open Space Standards. Landscaping See RMC 4-4-070, Landscaping. Tree Retention See RMC 4-4-130, Tree Retention and Land Clearing Regulations Exterior Lighting See RMC 4-4-075, Lighting, Exterior On-Site. Screening See RMC 4-4-095, Screening and Storage Height/Location Limitations. Exception for Pre- Existing Legal Lots See RMC 4-10-010, Nonconforming Lots.