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Home My WebLink AboutERC Report_Docket Group 19B_D-236A_Middle Housing Street Standards UpdateDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ERC Report_Docket Group 19B_D-236A-Middle Housing Street Standards Update ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: June 2, 2025 Project Name: 2024 Docket Group 19B D-236A: Middle Housing Street Standards Update Project Number: LUA25-000140, ECF Project Manager: Angelea Weihs, Associate Planner Owner: City of Renton Applicant: City of Renton Contact: Angelea Weihs, 425-430-7312 Project Location: All docket items are citywide. Project Summary: The applicant is requesting Environmental (SEPA) Review to review for the following non-project item: D-236A Middle Housing Street Standards Update – The purpose of the proposed code amendment is to update RMC 4-6-060, Street Standards, to provide an additional parking lane within the Residential Access Street classification, as well as provide additional restrictions for when Limited Residential Access Streets and shared driveways can be utilized for development. In addition, this amendment seeks to exempt accessory dwelling units from applicability for street frontage improvements, in compliance with HB 1337. 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 D-236A Middle Housing Street Standards Update – 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 provide regulations related to middle housing and accessory dwelling units (ADUs). 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 dwellings, and contain two (2) or more attached, stacked, or clustered homes. In accordance with HB 1110, Renton is required to allow middle housing with up to four (4) dwelling units per lot, in all applicable zones, with the following additional allowances: • Up to six (6) dwelling units per lot, on lots within one-quarter (1/4) mile walkshed of a major transit stop; and City of Renton Department of Community & Economic Development Environmental Review Committee Report DOCKET GROUP 19B- D-236A:MIDDLE HOUSING STREET STANDARDS UPDATE LUA25-0000140, ECF Report of Monday, June 2, 2025 Page 2 of 3 ERC Report-Docket Group 19B-D236A: Middle Housing Street Standards Update • Up to six (6) dwelling units per lot, if at least two (2) units are reserved as affordable. HB 1337 also requires significant updates to Renton Municipal Code related to Accessory Dwelling Units (ADUs). Currently, Renton Municipal Code allows one (1) ADU per legal lot; however, HB 1337 requires cities to allow at least two (2) ADUs per lot within all zoning districts that allow single-family development. HB 1337 also mandates that a city may not require public street improvements as a condition of permitting ADUs. Both HB 1110 and HB 1337 prohibit cities from requiring off-street parking for middle housing or ADUs when the subject property is located within a one-half (½) mile walking distance (“walkshed”) of a major transit stop. Furthermore, where parking can be required, these mandates provide further limitations on the number of parking spaces cities can require per dwelling unit. For example, HB 1110 and HB 1337 contain prescriptive language that restricts the amount of on-site parking a city may impose, based on lot size: • For lots 6,000 square feet or less, the city may require a maximum of 1 parking space per dwelling unit. • For lots 6,000 square feet or greater, the city may require a maximum of 2 parking spaces per dwelling unit. In summary, the legislative mandates required by HB 1110 and HB 1337 will lead to a significant increase in density within residential zones. Furthermore, these mandates will limit opportunities for on-site parking in the same areas that are already impacted by increased densities. This will be particularly impactful in areas where middle housing developments will be allowed up to six (6) units per lot (within the quarter mile walkshed), as opposed to four (4) units per lot (outside of the walkshed area). To mitigate for the lack of on-site parking provided within middle housing and ADU developments, staff seeks to amendg RMC 4-6-060, Street Standards, in order to provide more opportunities for on-street parking, as well as provide restrictions for lots that are accessed via shared driveways and Limited Residential Access Streets. The following summarized key revisions are proposed: • Exempt ADUs from the requirement for street improvements, in compliance with HB 1337. • Update Residential Access Street standards to require a 6-foot parking lane on both sides of the street. • Update Limited Residential Access Street standards to require two (2) 10-foot travel lanes, rather than one (1) 12-foot travel lane, and provide criteria limiting when the Limited Residential Access Street classification can be utilized. • Update shared driveway standards to allow a maximum of one (1) primary dwelling and one (1) ADU (attached or detached) per lot, and provide a definition for shared driveway. • Update half-street standards to include a parking lane, and to ensure consistency with other proposded updates and current procedures. 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. City of Renton Department of Community & Economic Development Environmental Review Committee Report DOCKET GROUP 19B- D-236A:MIDDLE HOUSING STREET STANDARDS UPDATE LUA25-0000140, ECF Report of Monday, June 2, 2025 Page 3 of 3 ERC Report-Docket Group 19B-D236A: Middle Housing Street Standards Update 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 None 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 on or before 5:00 p.m. on June 16, 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.