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AGENDA
Planning & Development Committee Regular Meeting
4:00 PM - Thursday, March 23, 2017
Council Conference Room, 7th Floor, City Hall – 1055 S. Grady Way
1. Accessory Dwelling Units
a) Staff Report
2. Docket #12
a) #D-134: Clustering Provisions Staff Report
#D-134 Presentation
b) #D-138: Refuse and Recycling Staff Report
#D-138 Presentation
3. Comprehensive Plan Amendments Briefing
Page 1 of 1
CITY OF RENTON
Community and Economic Development Department
Title: Fee Reductions for Accessory Dwelling Units (ADUs)
Staff: Chip Vincent
Date: 3/23/2017
______________________________________________________________________________
General Description
Because accessory dwelling units (ADUs) provide a type of affordable housing and the City has
committed to facilitating residential development that is affordable for a range of incomes, all fees
(except school district impact fees) associated with the development of ADUs are proposed to be
reduced by 50% in order to encourage their construction. Additionally, staff propose that within a
subdivision resulting in ten or more lots, for every three ADUs created one will not be assessed any fees
(except school district impact fees). Both the reduction in fees and the fee‐waiver for every third ADU
created in a subdivision are proposed to sunset at the end of the 2018 calendar year; continuation of
the reduced fees may be addressed at that time.
Background
In addition to offering a type of affordable housing, provisions allowing ADUs were adopted because
ADUs maximize the use of and the City’s investment in infrastructure while ensuring compatibility with
residential neighborhoods. Compatibility is ensured by five requirements:
1. Size: no more than 75% of the primary building’s footprint or 800 sq. ft. (whichever is less);
2. Location: must be located in the rear yard;
3. Parking: at least one of‐street parking stall is required;
4. Owner Occupancy: the owner of the property must reside in either one of the units (i.e., both units
may not be rented)
5. Compatibility: the ADU must be architecturally similar to the primary residence.
Reduction of fee amounts has been discussed by the Master Builders Association of King County and City
staff during recent public meetings. The Planning and Development Committee was briefed on the
proposed 50% fee reduction on March 9, 2017.
Analysis
Since 2010, when ADU provisions were adopted, approximately 1,261 single‐family houses have been
constructed within the R‐4, R‐6, and R‐8 zones, while only five ADUs have been created (according to
available data) within those zones since 2010. Given that these zones require relatively large lots that
are most likely able to accommodate detached ADUs, and whenever a new single‐family house is
constructed there is an opportunity to also construct an ADU (and take advantage of economies of
scale), staff believe there should have been a higher proportion of ADUs to single‐family houses
constructed in that timeframe. The building community has asserted that fee amounts for ADUs are
cost‐prohibitive; allowing reduced/waived fees as suggested with a specified sunset date will enable the
City to test this assertion.
Staff Recommendation
Direct staff to amend the City of Renton Fee Schedule to:
Reduce all applicable fees associated with ADUs (except school district impact fees) to 50% of
the current amounts; and
Waive all fees (except school district impact fees) for every third ADU created within a newly
platted subdivision (10 or more lots).
AGENDA ITEM #1. a)
h:\ced\planning\title iv\docket\d-134 clustering provisions\d-134 staff report.docx March 15, 2017
#D-134 CLUSTERING PROVISIONS
General Description
Permitted in the R-1 and R-4 zones, a cluster development is a residential subdivision comprised of a
grouping of single family dwellings on small lots designed to include significant open space or preserve
significant natural features in exchange for modifications to certain development standards (e.g., lot
dimensions, setbacks, and building standards).
Because the code allows the modification of development standards in exchange for open space without
any conditions, developers are able to dedicate land encumbered by critical areas as open space and
often yield more lots due to the reduced lot standards. The Planning Division requested amendments so
that cluster development is only permitted when minimum density cannot be achieved. Additionally,
Planning Division staff proposes cluster development be subject to the approval criteria of Planned
Urban Development (PUD) regulations, or new cluster development approval criteria be developed.
Background
The purpose of clustering is to transfer the development rights of a portion of land to another area. The
undeveloped portion is dedicated as open space, which is the public benefit. The intended benefit for
the developer is a more compact design enabled by the standards of a higher-density zone and
potentially less infrastructure.
Assessment of Existing Code
Developers can also benefit by dedicating a critical area as open space, which isn’t developable anyway,
and develop the remaining land with the standards of a higher-density zone, thereby achieving the
benefits of cluster development without providing a public benefit that would’ve existed regardless.
Cluster development can also be achieved through a Planned Urban Development (PUD). PUD
regulations are intended to preserve and protect natural features while affording developers flexibility
with a wide range of standards.
Proposed Amendments to Code
Because PUD regulations can facilitate cluster development by providing developers with greater design
flexibility while also protecting critical areas/natural features and providing a well-defined public
benefit, staff proposes to remove clustering provisions from RMC.
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
There will likely be no effect on the rate of growth, development, and conversion of land as envisioned
in the Plan.
Effect on the City’s capacity to provide adequate public facilities
There will likely be no effect on the City’s capacity to provide adequate public facilities.
Effect on the rate of population and employment growth
There will likely be no effect on the rate of population and employment growth.
Whether Plan objectives are being met as specified or remain valid and desirable
Objectives of the Plan remain valid and desirable.
AGENDA ITEM #2. a)
#D-139 Page 2 of 2 March 15, 2017
Effect on general land values or housing costs
There will likely be no effect on general land values or housing costs.
Whether capital improvements or expenditures are being made or completed as expected
N/A
Consistency with GMA, the Plan, and Countywide Planning Policies
The proposed revisions are consistent with the GMA, the Plan, and the Countywide Planning Policies.
Effect on other considerations
N/A
Staff Recommendation
Amend Renton Municipal Code by deleting clustering provisions.
Implementation Requirements
Delete footnotes #10 and #32 from RMC 4-2-110.D, Conditions Associated with Development Standards
Table for Residential Zoning Designations, and their references in RMC 4-2-110.A, Development
Standards for Residential Zoning Designations (Primary and Attached Structures).
AGENDA ITEM #2. a)
DOCKET#134:CLUSTERINGPROVISIONSPlanning & Development Committee BriefingMarch 23, 2017AGENDA ITEM #2.
INTENT OFCLUSTERINGPROVISIONS• Clustering allowed in R-1 and R-4 zones in exchange for public benefit (30% open space)• Open space creates an amenity that adds value, but rarely results in a greater ROI for a developer than selling every developable square footAGENDA ITEM #2.
EFFECTS OFCLUSTERINGPROVISIONS• R-4 zoned property with critical areas• Critical areas cannot be developed and are preserved as open space• Clustering allowed in exchange for a public benefit• 30% open space dedication permits use of R-6 standards•Cluster development can be achieved thru a PUDAGENDA ITEM #2.
PUDSVS. CLUSTERDEVELOPMENTPUDs:• Able to modify development standards (e.g., lot dimensions, building coverage, parking, design standards) based on the site;•ButUNABLEto modify density, allowed uses, procedures, and some specific limitations (e.g., critical areas regulations)Decision Criteria:• Demonstrate superior development• Public Benefit:Enhanced critical area protectionPreserves, enhances, or rehabilitates natural features Provides public facilities Use of Sustainable Development Techniques• Additional review criteria (e.g., building and site design, circulation, etc.)• Specific open space standardsClustering Provisions:• Prescribed development standards (e.g., lot dimensions, coverage, etc.) Decision Criteria:• 30% open space (can include critical areas)• Reduced to 20% when public access is provided and soft surface trails are within critical areas.AGENDA ITEM #2.
Public Hearing: April 19, 2017NEXTSTEPSAGENDA ITEM #2.
H:\CED\Planning\Title IV\Docket\D-138 Refuse and Recycling\D-138 Staff Report.docx March 15, 2017
#D-138 REFUSE AND RECYCLING
General Description
The Code does not currently have standards requiring dedicated space for refuse and recycling
carts for multifamily housing. The City should adopt standards for this. Additionally, Code needs
to decrease the required minimum vertical clearance of dumpster refuse and recycling
enclosures.
Discussion
Individual Service for Townhomes
The City’s waste hauler will provide individual cart service to multifamily developments, such as
townhomes, rather than requiring them to use centralized collection (dumpsters). According to
the City’s Solid Waste Coordinator, dumpster service is provided to multifamily dwellings that
are “stacked” and cart service is provided to multifamily dwellings that are side by side.
However, currently the Code has no specific requirements for cart service to multifamily
dwellings. Current Planning staff requested that the Code be amended to identify what
requirements must be met when carts are used. Requirements should work to ensure adequate
space is provided to store and screen carts on days they are not being picked up by the waste
hauler. Staff proposes requiring storage for refuse and recycling carts be accommodated by
providing adequate space inside garages or outside the dwelling unit. In order to identify
appropriate requirements staff utilized the details shown below.
Given that the typical townhouse would not be occupied by 5 – 8 people, it seems appropriate
to have space requirements that address the 35 gallon carts, or smaller. Staff recommends to
following:
• Storage areas must be provided; either in the garage or outside.
• If the garage is the storage space, such space must be indicated on floor plans, the
dedicated area must be at least a 2 x 6 feet area with 5 feet vertical clearance (to
accommodate the height of the cart with room for the lid to be opened).
• If outdoor storage areas are to be provided, they must also be 2 x 6 and include 4 foot
tall screen; the screen must be made of wood or ornamental metal.
• Outdoor storage areas must be a smooth surface to ensure carts can be smoothly rolled.
AGENDA ITEM #2. b)
#D-138 Page 2 of 3 March 15, 2017
• Staff recommends allowing storage areas to be either provided to each unit individually
or collectively in a larger area, for up to 4 units.
Standards for Dumpster Service
The current standards for all uses, except single
family and duplexes, which use dumpster 62service,
require that the architectural design of the structure
enclosing dumpsters be architecturally consistent
with the primary structure. The requirements specify
minimum door measurements and minimum height
requirements. However, the 15-foot minimum height
is too high and unnecessary for the waste hauler
trucks. As shown in the image below, the current
requirement does not help create a waste collection
area that is visually discreet. The image is of a project
completed in 2016 in Renton.
Staff proposes amending the requirement to allow enclosures with no more than 12 feet
vertical clearance. 12 feet of vertical clearance allows for the larges dumpster (8 cubic yards) to
open the lids, which requires 12 feet (this measurement accounts for ease of maneuverability).
Republic (the current waste hauler) recently approved enclosures with 9 and 11 feet of vertical
clearance.
Impact Analysis
Effect on rate of growth, development, and conversion of land as envisioned in the Plan
Not applicable. There is no anticipated effect on the rate of growth, development, and the
conversion of land as envisioned in the Plan.
Effect on the City’s capacity to provide adequate public facilities
Not applicable. There are no anticipated effects on the City's capacity to provide adequate
public facilities created by the proposed changes.
Effect on the rate of population and employment growth
Not applicable. There are no anticipated effects on the rate of population and employement
growth created by the proposed changes.
Whether Plan objectives are being met as specified or remain valid and desirable
The Plan seeks to ensure that new development in the City is visually appealing. Screening of
refuse and recycling carts that are kept outdoors furthers that objective.
Effect on general land values or housing costs
Not applicable. If builders do not include a dedicated area within a garage for refuse and
recycling carts, but choose to provide an area outside the garage there would be a small
AGENDA ITEM #2. b)
#D-138 Page 3 of 3 March 15, 2017
increase in costs for the materials needed to screen the carts and potentially for the smooth
surface.
Whether capital improvements or expenditures are being made or completed as expected
Not applicable.
Consistency with GMA and Countywide Planning Policies
The proposed is consistent with GMA and Countywide planning policies.
Effect on critical areas and natural resource lands
Not applicable. There are no anticipated effects on critical areas and natural resource lands.
AGENDA ITEM #2. b)
DOCKET#138:REFUSE& RECYCLINGPlanning & Development CommitteeMarch 23, 2017AGENDA ITEM #2.
BACKGROUND•Two issues with current code•No standards for refuse and recycling carts for multifamily housing•Requirements for dumpster enclosures not meeting intent AGENDA ITEM #2.
BACKGROUND•Cart service is an option for multifamily residents•Commonly used by townhouse developments•Code needs to be amended to identify requirementAGENDA ITEM #2.
PROPOSEDSTANDARDS•Require storage space be providedGarage•Minimum 2’ x 6’•5’ vertical clearance•Per unitOutside •Minimum 2’ x 6’•Screened with 4’ wood or ornamental metal•Per unit or grouped, up to 4AGENDA ITEM #2.
PROPOSEDAMENDMENT•Currently require minimum 15’ vertical clearance for dumpster enclosures•Amend to no more than 12’ vertical clearance AGENDA ITEM #2.
Public HearingApril 19, 2017Deliberations and RecommendationMay 5, 2017NEXTSTEPSAGENDA ITEM #2.