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HomeMy WebLinkAboutRMC 4-2-110F_DEVELOPMENT STANDARDS FOR MIDDLE HOUSING_COMPLETESection 4-2-110F of the Renton Municipal Code is repealed and replaced as follows: 4-2-110F1 DEVELOPMENT STANDARDS FOR MIDDLE HOUSING 1. Purpose: The provisions of this subsection are available as an alternative to the development of typical detached single-family dwelling units with the intention of generating diversified housing types in conformance with RCW 36.70A, by providing land use, development, design, and other standards for middle housing developments. 2. Applicability: The provisions of this subsection shall apply to all middle housing development within the following zones: Resource Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6 (R-6), and Residential-8 (R-8) zones. 3. Exemptions: The provisions of this subsection do not apply to: a. Portions of a lot with critical areas designated under RCW 36.70A.170, or their buffers as required by RCW 36.70A.170, except for critical aquifer recharge areas where a single-family dwelling unit is an allowed use provided that any requirements to maintain aquifer recharge are met. b. A watershed serving a reservoir for potable water if that watershed is or was listed, as of July 23, 2023, as impaired or threatened under section 303(d) of the federal clean water act (33 U.S.C. Sec. 1313(d)). c. Lots within designated urban separators by countywide planning policies as of July 23, 2023. d. Lots less than 1,000 square feet in size. e. Lots created through the splitting of a single residential lot. 4. Authority and Responsibility: a. Nothing in this subsection requires the issuance of a building permit for middle housing if other federal, state, and local requirements for a building permit are not met. b. Nothing in this subsection affects or modifies the responsibilities of the city to plan for or provide “urban governmental services” as defined in RCW 36.70A.030. c. The city shall not approve a building permit for middle housing without compliance with the adequate water supply requirements of RCW 19.27.097. d. The same development permit and environmental review processes shall apply to middle housing that apply to single-family dwelling units, unless otherwise required by state law including, but not limited to, shoreline regulations under chapter 90.58 RCW, building codes under chapter 19.27 RCW, energy codes under chapter 19.27A RCW, or electrical codes under chapter 19.28 RCW. 5. Additional Requirements: When determining a lot’s development potential for middle housing, additional factors for consideration include: a. Infrastructure and Services: Any lot proposed for middle housing development must ensure adequate access to utility services, emergency services, and all other required improvements, sufficient to serve the development. b. Lot Access: Access requirements and street design and development standards shall be provided in accordance with RMC 4-6-060. Lots that are accessed via a shared driveway are limited to the maximum number of dwelling units that may take access from a shared driveway, pursuant to RMC 4-6-060J, Shared Driveway Standards. 6. Maximum Dwelling Units per legal Lot: A maximum number of dwelling units are allowed per legal lot, within applicable zones, as shown in the following table. For the purposes of this subsection, accessory dwelling units and single-family dwelling units are included in the calculation of maximum dwelling units per lot. For middle housing unit lot subdivisions, the maximum dwelling units per legal lot shall apply to the parent site as a whole, rather than to individual unit lots. Lots in all Applicable Zones Lots located within ¼ mile walking distance20 of a Major Transit Stop Lots with Affordable Housing 4 dwelling units per lot. 6 dwelling units per lot. 6 dwelling units per lot, provided at least 2 units are reserved for affordable housing pursuant to subsection 9, Affordable Middle Housing Units. 7. Middle Housing Typologies: The following middle housing typologies are allowed within applicable zones under this subsection: a. Duplexes b. Triplexes c. Fourplexes d. Stacked Flats e. Townhouses f. Courtyard apartments 8. Maximum Dwelling Units Per Building: A maximum of four (4) attached dwelling units is allowed per building. For the purposes of this subsection, accessory dwelling units are included in the calculation of maximum dwelling units per building. 9. Affordable Middle Housing Dwelling Units: To qualify for additional units under the affordable housing provisions of subsection 6, an applicant shall rent or sell the required number of units as affordable housing, in compliance with the following standards: a. Affordable Housing Eligibility Criteria: Dwelling units that qualify as affordable housing shall have costs, including utilities other than telephone, that do not exceed 30 percent of the monthly income of a household whose income does not exceed the following percentages of median household income adjusted for household size, for King County, as reported by the United States Department of Housing and Urban Development: i. Rental housing: 60 percent. ii. Owner-occupied housing: 80 percent. b. Affordability Duration and Recalculation: Affordable housing units provided under this subsection shall remain affordable housing for a term of fifty (50) years from the date the affordable housing agreement is recorded. For the full term a dedicated affordable housing unit is required to remain affordable, the most recent affordability rates on file with the City Clerk’s Office shall be applied at any point a new owner or renter is allowed to purchase or rent the unit, and at the time of each rental rate adjustment. For owner-occupied units, compliance with the most recent affordability rates on file with the City Clerk’s office shall be verified at the time of purchase. Affordability shall not be recalculated for owner-occupied units so long as the unit remains occupied by the same owner who qualified at time of their purchase. c. Affordable Housing Agreement: Prior to issuing any building permit or final plat approval, the applicant shall record a covenant or deed restriction that ensures the continuing rental or ownership of units subject to these affordability requirements, consistent with the conditions in chapter 84.14 RCW, for a period of no less than 50 years. The covenant or deed restriction shall address criteria and policies to maintain public benefit if the property is converted to a use other than that which continues to provide for permanently affordable housing. d. Affordable Housing Unit Conditions: The units dedicated as affordable housing shall comply with the following conditions: i. Affordable units shall be provided in a range of sizes comparable to other units in the development. ii. The number of bedrooms in affordable units shall be in the same proportion as the number of bedrooms in units within the entire development. iii. Affordable units shall be distributed throughout the development and have substantially the same functionality as the other units in the development. 10. Development Standards: Middle housing developments shall comply with the standards applicable to single family development, pursuant to RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones – Primary Structures. 11. Design Standards: Middle housing developments shall comply with the design standards applicable to single family development, pursuant to RMC 4-2-115, Residential Design and Open Space Standards. In addition, Middle housing developments shall comply with the following standards, where applicable: a. Entries: All ground-related dwelling units fronting a street and/or common open space shall provide a covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed entirely from an internal common corridor are exempt from this requirement provided the shared entry features a covered porch with a minimum depth of five feet (5'). b. Pedestrian access: A paved pedestrian connection at least three feet wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement. c. Courtyard Apartments – Open Space: Courtyard Apartments shall provide open space in conformance with the following: i. At least one outdoor common open space is required. ii. Common open space shall be bordered by dwelling units on two (2) or three (3) sides. iii. Common open space shall be a minimum dimension of 15 feet on any side. Iv. Parking areas and vehicular areas do not qualify as a common open space. 12. Parking and Driveway Standards: Middle housing developments shall comply with all driveway and parking design standards applicable to single family development, pursuant to RMC 4-4-080, Parking, Loading and Driveway Regulations, except for the number of required parking spaces, which shall be subject to the following: a. Off-Street Parking Spaces Required for Middle Housing: Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft. Lots located within ½ mile walking distance20 of a Major Transit Stop A minimum of 1.0 per dwelling unit. A minimum of 2.0 per dwelling unit. No off-street parking required. Developers that provide off- street parking spaces, when not required by this subsection, are eligible for parking incentives pursuant to subsection 12.b of this section. b. Parking Incentives for Middle Housing Development Located within ½ Mile Walking Distance20 of a Major Transit Stop: Middle housing developments that provide off-street parking spaces as shown in the following table, when not otherwise required by this subsection, are eligible for the following parking incentives, provided the increase is feasible and consistent with the Surface Water Design Manual. For each increase in number of parking spaces provided, the applicant is eligible for an additional parking incentive. For example, applicants that provide a minimum of 2.0 parking spaces per dwelling unit are eligible for the incentives below. Number of Off-Street Parking Stalls Provided Incentives A minimum of 1.0 per dwelling unit. 10% Increase in Maximum Impervious Surface Area permitted by the subject zone, pursuant to RMC 4-2-110A; and A minimum of 2.0 per dwelling unit. 5% Increase in Maximum Building Coverage permitted by the subject zone, pursuant to RMC 4-2-110A. 13. Conflicts: In the event of a conflict between this subsection and other development regulations applicable to middle housing, the standards of this subsection prevail. 1 Please see Section 4-2-110I, Conditions Associated with Residential Development Standards Tables, for explanation of table footnotes.