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HomeMy WebLinkAboutPRE23-000270_(R-8_Riu_Cottages)_Planning_Comments_230914_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: September 14, 2023     TO: Pre-Application File No. 23-000270     FROM: ,      SUBJECT: Riu Cottages – 13012 80th Ave S Renton, WA 98178     General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing a unit lot subdivision of 6 to 8 cottage units each with a minimum of 250 square feet (sq. ft.) of private yard space. The units would include half of the units totaling 1,000 sq. ft. (500 sq. ft. footprint) and the other half of the units totaling 1,500 sq. ft. (750 sq. ft. footprint). The subject property is located at 13012 80th Ave S (APN 2144800325) at the southeast corner of S 130th St and 80th Ave S. The project site totals 22,667 square feet (0.52 acres) in area and is currently developed with a single-family home and a detached accessory structure (garage) which are proposed for removal. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8). Up to 5,743 sq. ft. of parking with up to 13 onsite parking spaces are proposed depending on the feasibility site plan (Options 1-5). Access to the site is proposed via S 130th St or 80th Ave S depending on the feasibility site plan option. According to the Geotechnical Assessment, the property is mapped with sensitive slopes, erosion hazard areas, high landslide hazard areas, low seismic hazard area, and a stream buffer from a Type Np stream located off-site to the east. Current Use: The project site is currently developed with a 1,580 sq. ft. single-family home and a detached 480 sq. ft. garage, which are proposed for removal. Zoning /Land Use Designation, and Overlays: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Cottage housing developments (a unit-lot subdivision consisting of at least three (3) unit lots containing small scale (no more than one thousand five hundred (1,500) gross square foot) detached, single-family dwelling units clustered around a shared common open space) may be granted additional density, at a rate of two and one-half (2.5) times the maximum density that could be achieved in a standard subdivision within the R-8 zone. The applicant shall submit a pro forma subdivision plan for the proposed property showing the number of conventional lots that would be permitted by the R-8 zone. This pro forma subdivision plan will be used to determine the maximum number unit lots allowed, by multiplying the number of lots in the pro forma subdivision plan by two and one-half (2.5). The area of public and private streets (including driveway tracts and private access easements) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The applicant would be required to provide a pro forma subdivision plan to determine the maximum number of cottage housing units that could be developed on the project site. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Cottage Housing Development Standards (RMC 4-2-110G): Maximum Unit Size 1,500 sq. ft.   At least 50% of all cottages in a development shall be less than 1,000 sq. ft.  Minimum Number of Cottages per Cluster 3  Maximum Number of Cottages per Cluster 12  Minimum Distance Between Structures All units must be detached, with a minimum separation of 8 ft.  Maximum Wall Plate Height 18 ft.   Roofs with a pitch equal to or greater than 4:12 may project an additional 6' vertically from the maximum wall plate height.  Maximum Number of Stories 2  Separation Between Clusters Individual clusters shall be separated by landscaping, common open space, critical areas, or a community building.   Minimum Lot Size, Width and Depth – The minimum lot size in the R-8 zone is 5,000 sq. ft. The minimum lot width is 50 feet for interior lots and 60 ft. for corner lots and the minimum lot depth is 80 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW or private access) of no less than 80-percent of the required lot width and no new lots shall have a depth-to-width ratio greater than four to one. Individual unit lots created for cottage house developments are exempt from the minimum lot size, minimum lot width, and minimum lot depth requirements of the R-8 zone. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. Individual unit lots created for cottage house developments are exempt from the maximum building coverage, and maximum impervious surface area requirements of the R-8 zone. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure, except when all vehicle access is taken from an alley, then 15 ft; Rear yard: 25 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Individual unit lots created for cottage house developments are exempt from setback requirements of the R-8 zone. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the Cottage Housing Developments, outlined in RMC 4-2-115F. The standards are required to be addressed at the time of subdivision. The following are applicable within the R-6 zone. Unit Lot Configuration Unit lots should be oriented toward common open space area or community building; when not achievable, unit lots should be oriented toward a right-of-way. Parking and Garages All of the following apply: Parking shall be provided in designated areas within the parent site but not at individual unit lots; Shared garages on the parent site are allowed, provided the regulations of RMC 4-4-080 are met; Parking structures, i.e., garages and carports, shall be detached and set back from the private yard space by at least six feet (6'); Shared garages and carports shall not exceed forty-four feet (44') in width, and shall maintain an eight-foot (8') separation from any cottages; Parking design shall be of similar design and character to the cottages. Carports are permitted when a solar panel is incorporated into the design; Architectural detail that is consistent with the architectural character of the cottage house development shall be incorporated in the garage design, including but not limited to trim, columns, and/or corner boards; Shared garages shall not be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned; When shared garages are proposed, each unit must have garage space assigned to it; Surface parking of more than two (2) spaces, visible from a public right-of-way (not including alleys) or adjacent to single-family uses or zones, shall be screened; and Parking structures and surface parking shall not be located between the common open space and the cottage units. Parking areas with three (3) or more stalls in a row would need to have a 10-foot (10’) sight fully sight obscuring landscaping screen abutting the property line(s). Open Space Landscaping: Individual unit lots are exempt from RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. Standards for Common Open Space: Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. Required to provide common open space as follows: For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. Open space shall be designed as a common green located within the development and shall include picnic areas, and spaces for passive recreational activities such as outdoor cooking, picnicking, walking, biking, observing nature, and/or active recreational activities, such as playgrounds, bocce ball, and pickleball; Open space(s) shall be accessible to all cottages. For sites one acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that no dimension is less than eight feet (8') in width and when all open spaces are averaged, the applicable dimension requirement is met; Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements; and Common open space areas shall have a maximum slope of five percent (5%); and Obstructions, such as retaining walls and fences, shall be strategically placed so as not to reduce usable open space. Open space shall be placed in tracts, usable and active. Preferably in the center of the development and independent of the required stream buffer. Calculations identifying how the open space requirements are being met would be required at the time of land use application. Standards for Private Yards: Each individual cottage shall have a private yard that is at a minimum 250 square feet in size with no dimension less than eight feet (8’) in width. Front yard process and backyard patios and reciprocal use easements may be included in the calculation of private yard. Calculations identifying how the private yard requirements are being met would be required at the time of land use application. Sidewalks and Pedestrian Easements: All of the following are required: Sidewalks shall be provided throughout the cottage house development. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development; Front yards shall have entry walks that are a minimum width of four feet (4'); and Sidewalks shall be used to connect common open space, common buildings, and to provide access to cottages. They shall be a minimum of four feet (4') in width and made of concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. When possible, sidewalks connecting to parks and green spaces shall be located at the edge of the common open space to allow a larger usable green and easy access to cottages. Front yard entries were not shown on the provided drawings. Compliance with requirement would be verified at the time of land use application. Residential Design Primary Entry: Entrances to cottages shall be a focal point and allow space for social interaction. Front doors shall face the common area or a street and be on the façade closest to the street. Façade Modulation: Buildings shall not have monotonous facades along public areas. Cottages shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. Windows and Doors: Windows and front doors shall serve as an integral part of cottage character. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined to create a larger window area. Front doors shall be a focal point of the cottage and be in scale with the home. All doors shall be of the same character as the home. Scale, Bulk, and Character: A diverse yet complementary streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Roofs: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged. Eaves: Eaves should be detailed and proportioned to complement the architectural style of the home. Architectural Detailing: Architectural detail shall be provided that is appropriate to the architectural character of the house, including but not limited to detailing like trim, columns, and/or corner boards. Materials and Colors: A diversity of materials and color shall be used throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Mail and Newspapers: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the cottages. Mechanical Equipment: Mechanical equipment shall only be located in the rear and side yards. Utilities: All surface and roof-top equipment shall be screened or enclosed from public view. Dumpster/Trash/Recycling Collection Area: Both of the following are required: Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. In addition, see RMC 4-4-090, Refuse and Recyclables Standards, for additional requirements. Elevations were not provided. Compliance with all applicable specific requirements would be reviewed at the time of subdivision application. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. All parking lots shall have perimeter landscaping at least 10-feet (10’) in width as measured from the street right-of-way. Surface parking lots shall be landscaped with plantings and trees as follows: Total Number of Parking Stalls Minimum Landscape Area  15 to 50 15 sf/parking space  51 to 99 25 sf/parking space  100 or more 35 sf/parking space  Parking areas need a 10-foot fully site-obscuring buffer between them and any neighboring properties. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS  New small species tree 0.25  New medium species tree 1   New large species tree 2  Preserved tree 6 – 9 caliper inches 4  Preserved tree 10 – 12 caliper inches 5  Preserved tree 12 – 15 caliper inches 6  Preserved tree 16 – 18 caliper inches 7  Preserved tree 19 – 21 caliper inches 8  Preserved tree 22 – 24 caliper inches 9  Preserved tree 25 – 28 caliper inches 10  Preserved tree 29 – 32 caliper inches 11  Preserved tree 33 – 36 caliper inches 12  Preserved tree 37 caliper inches and greater 13  Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. If any trees are located onsite, a formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Access/Driveways/Parking: Access to the site is proposed via S 130th St or 80th Ave S at the north or west boundaries of the project site, respectively. Parking requirements for cottage housing developments would be required to comply with the following: a minimum and maximum of 1.6 parking spaces per cottage house of 3 bedrooms or greater; 1.4 spaces per 2-bedroom cottage house; and 1.0 spaces per 1-bedroom cottage house or studio. In addition to the minimum parking stalls required, a minimum 20% of the total number of required parking spaces in the cottage house development shall be provided for guest parking and located in a common area accessible by guests. The number of parking spaces required for cottage house development may be averaged and dispersed within the parent site; provided, that at least one parking space is provided for each unit lot. It is unclear how many bedrooms would be in each cottage and whether the provided parking includes the required guest parking. The number of parking spaces required for cottage house developments may be averaged and dispersed within the parent site, provided that at least one parking space is provided for each unit lot. All parking stalls and associated drive aisles shall meet the requirements of RMC 4-4-080, Parking Loading and Driveway Regulations. Conformance with access and parking requirements would be reviewed at the time of land use application. Critical Areas: According to the Geotechnical Assessment, the property is mapped with sensitive slopes, erosion hazard areas, high landslide hazard areas, low seismic hazard area, and a stream buffer from a Type Np stream located off-site to the east. A standard stream study would be required to be prepared by a qualified biologist and submitted with the land use application. In addition, due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review; however, the project would be subject to Environmental Review as it appears that a stream buffer is located on the property. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any cottage house development, regardless of the zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding are. Site plan review ensures quality development consistent with the City goals and policies. Site Plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with the potential future development. Decision criteria approval are itemized in RMC 4-9-200E.3. Permit Requirements: The proposal would require Preliminary Short Plat approval, Environmental (SEPA) Review, and Site Plan Review. All applications would be reviewed concurrently within an estimated timeframe of six to eight weeks. The 2023 fees would total is $11,455.50 ($6,080 Preliminary Short Plat + $1,800 SEPA + $3,030 Site Plan Review + $545.50 Technology Fee). Any modifications requested would be an additional $304.50 ($290 plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements and Site Plan Review Submittal Requirements checklists. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2023 impact fees are as follows: A Transportation Impact Fee assessed at $12,208.54 per each new detached dwelling unit. A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit subdivision. A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit. A Renton School District Impact Fee assessed at $2,911.00 (plus a 5% processing charge) per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact ,  at 425-430-7289 or cclose@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Preliminary Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.