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Home My WebLink AboutERC Report-LUA25-000084-Docket Grp 19BDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ERC Report Docket Group 19B ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: April 14, 2025 Project Name: PR25-000002 Docket 19 – Group B: D-236: HB 1110 Middle Housing and HB 1337 ADUs; D-237: HB 1042 Conversion to Housing Project Number: LUA25-0000084, ECF Project Manager: Angie Mathias, Long Range Planning Manager Owner: City of Renton Applicant: City of Renton Contact: Angie Mathias, 425-430-6576 Project Location: Citywide Project Summary: D-236: HB 1110 Middle Housing and HB 1337 ADUs- In compliance with House Bill 1110 and 1337 the city will amend code to allow 6 of 9 Middle Housing types and with the requirements outlined in the legislation such as no requirement for parking when located within ½ mile of frequent transit. Additionally, the city will amend code to allow comply with the requirements in the legislation for Accessory Dwelling Units, such as allowing two per lot with no owner occupancy requirements and setting a maximum size of 1,000 square feet. D-237: HB 1042 Conversion to Housing- In compliance with House Bill 1042 the city will amend code to allow commercial and mixed-use buildings to convert to housing with specific allowances such as no requirement to modify the exterior of the building, no requirement to remedy non-conformities, and density that is 50% greater than the zone allows for residential. Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): N/A N/A Site Area: N/A Total Building Area GSF: N/A STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). PART ONE: PROJECT DESCRIPTION / BACKGROUND GENERAL DESCRIPTION In 2023, the Washington State Legislature passed a series of housing and land use bills aimed at expanding housing options, increasing inventory, and incentivizing affordable housing. Among these include House Bill (HB)1110 and HB 1337, which are related to middle housing and accessory dwelling units (ADUs) as well as HB 1042 requiring jurisdictions to allow the conversation of commercial and mixed-use buildings to convert to residential buildings. In accordance with the Revised Code of Washington (RCW) 36.70A.635(11)(a) and (b) and RCW 36.70A.680 and 681 the City of Renton is required to amend Renton Municipal Code to implement the new housing regulations by June 30, 2025. This docket item is to comply with this requirement. City of Renton Department of Community & Economic Development Environmental Review Committee Report DOCKET GROUP 19B LUA25-0000084, ECF Report of Monday, April 14, 2025 Page 2 of 3 2 HB 1110 MIDDLE HOUSING House Bill (HB) 1110 mandates cities to allow middle housing in residential zones where single-family detached housing is the predominant land use, and where multi-family development has historically been prohibited. As defined in HB 1110, middle housing refers to buildings that are compatible in scale, form, and character with single-family houses, and contain two (2) or more attached, stacked, or clustered homes. This legislation does not prohibit future single-family development, nor make existing single-family development non-conforming, but rather expands opportunities for the development and increases housing choice. The legislation categorizes cities into three (3) tiers based on population estimates from the Office of Financial Management, with specific regulatory requirements for each tier: • Tier 1: Cities with a population of at least 75,000 • Tier 2: Cities with a population of at least 25,000 • Tier 3: Cities with a population of less than 25,000, that are within a contiguous urban growth area and located within the largest city in a county with a population of more than 275,000 For the purposes of the middle housing regulatory requirements the City of Renton falls within the Tier 1 category. As a Tier 1 city, Renton must allow four units per lot and six units per lot when the lot is within ¼ mile of a frequent transit stop or if two of the units are affordable. Also, if the lot is within ½ mile of frequent transit, no parking is required to be provided. The city will allow at least six of the nine middle housing types: duplex, triplex, fourplex, staked flats, townhouses, and courtyard apartments. Middle housing will be allowed in the RC, R-1, R-4, R-6, and R-8 zones. HB 1337 ACCESSORY DWELLING UNITS (ADUs) HB 1337 requires significant changes to Renton Municipal Code for regulating Accessory Dwelling Units (ADUs). The legislative mandates impact several existing development standards adopted in Renton Municipal Code, including but not limited to the maximum number of ADUs allowed, unit configuration, owner occupancy, parking requirements, and height restrictions. Under HB 1337, an ADU is a dwelling unit located on the same lot as a single-family housing unit, duplex, triplex, townhome, or other housing unit. The legislation aims to reduce barriers to ADU development to expand housing options, create opportunities to age in place, increase affordable housing, and reduce barriers of entry to high-opportunity neighborhoods with better access to transit, schools, and other public services. The city is amending code to comply with the legislation. Significant changes include no owner occupancy requirements, allowing attached ADU’s, allowing 1,000 square feet maximum size, and up to 24 feet height. HB 1042 CONVERSION TO HOUSING Current Renton Municipal Code does not prohibit commercial buildings converting to residential and the city has had discussions with some property owners considering such conversions. However, HB 1042 places limitations on what the city can require for such conversions and allows for greater density than what existing zoning would allow for the building. Below is a bulleted list of the requirements of the legislation: • Cities must allow converted buildings to have 50% greater density for residential than the zone allows. • New or additional parking to accommodate the residential cannot be required, however the existing parking can be required to be retained. • Architectural or design requirements cannot be required, the existing exterior structure can be utilized as is. City of Renton Department of Community & Economic Development Environmental Review Committee Report DOCKET GROUP 19B LUA25-0000084, ECF Report of Monday, April 14, 2025 Page 3 of 3 3 • Life safety standards can be applied, as well as, energy code standards can be required for the new residential units, but not for portions of the structure that are not modified. • Existing non-conformities such as setbacks, building coverage, impervious coverage, etc. cannot be a justification for denial of a building permit. • Ground floor commercial can be required for buildings on major pedestrian corridors, as defined by city code. • Only buildings with Certificates of Occupancy that are at least three years old are eligible. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Mitigation Measures 1. None C. Exhibits Exhibit 1 Planning Commission Briefing Staff Report- D-236: Compliance with State Legislation; HB 1110 Middle Housing and HB 1337 ADUs Exhibit 2 Planning Commission Briefing Staff Report- D-237: HB 1042 Conversion to Housing D. Environmental Impacts There are no environmental impacts that are anticipated to occur in conjunction with the proposal. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.” ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on April 28, 2025. Appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.