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HomeMy WebLinkAboutORD 6042CITY OF RENTON, WASHINGTON ORDINANCE NO. 6042 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SECTIONS 4-2-110 AND 4-2-115, SUBSECTIONS 4-4-080.F.10.d, 4-4-090.A, AND 4-4-090.6, SECTION 4-7-090, SUBSECTIONS 4-9-065.A, 4-9-065.6, 4-5-065.D, 4-9-200.13, AND 4-9-200.D, AND SECTION 4-11-030 OF THE RENTON MUNICIPAL CODE, ADDING COTTAGE HOUSE DEVELOPMENT REGULATIONS, INCLUDING ADDING A DEFINITION OF "COTTAGE HOUSE DEVELOPMENT" TO SECTION 4-11-030, PROVIDING FOR SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, this matter was duly referred to the Planning Commission for investigation and study, and the matter was considered by the Planning Commission; and WHEREAS, the Planning Commission held a public hearing on February 17, 2021, considered all relevant matters, and heard all parties in support or opposition, and subsequently forwarded a recommendation to the City Council; and WHEREAS, pursuant to RCW 36.70A.106, on April 27, 2021, the City notified the State of Washington of its intent to adopt amendments to its development regulations; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. All portions of the Renton Municipal Code in this ordinance not shown in strikethrough and underline edits remain in effect and unchanged. SECTION II. Section 4-2-110 of the Renton Municipal Code is amended to add a new subsection 4-2-110.G, to read as shown below. All other provisions in 4-2-110 remain in effect and unchanged. 4-2-110.G DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT (COTTAGE HOUSE DEVELOPMENT): 1 ORDINANCE NO. 6042 1. Purpose: The provisions of this subsection are available as alternatives to the development of typical detached single-family homes with the intention of generating housing types that are responsive to changing household demographics and homeownership opportunities in single-family neighborhoods. 2. Applicability: This subsection applies to proposed cottage house developments in residential zones R-4, R-6, R-8, R-10, and R-14. An existing single-family home incorporated into a cottage house development that does not meet the requirements of this subsection is allowed to remain onsite. Proposed modifications or additions to the structure not consistent with the provisions of this subsection shall not be permitted. 3. Limitations: No more than one hundred (100) cottage houses shall be permitted citywide in a calendar year. 4. DEVELOPMENT REGULATIONS: Maximum Unit Size 1 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. ORDINANCE NO. 6042 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. SECTION III. Subsection 4-2-115.6 of the Renton Municipal Code is amended as follows: B. APPLICABILITY: 1. This Section shall apply to all new primary and attached dwelling units in the following zones: Resource Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6 (R-6), Residential-8 (R-8), Residential-10 (R-10), and Residential-14 (R-14), and unit lot subdivisions within the RMF and CV zones. The standards of the Site Design subsection are required to be addressed at the time of subdivision application. The standards of the Residential Design subsection are required to be addressed at the time of application for building permits. The standards of Residential Design are required to be addressed for the building for which the building permit is being issued. 2. Additions and/or expansions to detached or attached dwellings that are valued at fifty thousand dollars ($50,000.00) or more, or at fifty percent (50%) or greater of the most recent assessment or appraisal shall require that the entire dwelling or structure comply with the standards of the Residential Design subsection. 3. When new dwelling units are created in the Residential Ten Dwelling Units per Acre (R-10) and Residential Fourteen Dwelling Units per Acre (R-14) 3 ORDINANCE NO. 6042 zones, any retained dwelling units included in the development shall comply with the standards of this Section. 4. For cottage house developments in the R-4, R-6, R-8, R-10, and R-14 zones, the project is required to demonstrate compliance with the applicable Residential Design and Open Space Standards at the time of subdivision application. When there is an existing dwelling on the parent site that is proposed to remain in the cottage development, it shall be required to comply with the standards of this Section. SECTION IV. Section 4-2-115 of the Renton Municipal Code is amended to add a new subsection 4-2-115.F, to read as follows: F. COTTAGE HOUSE REQUIREMENTS: 1. Site Design: UNIT LOT CONFIGURATION: The parent site and unit lot configuration should be designed to encourage neighbor -to -neighbor interaction, community building, and balance the need for Privacy. Guidelines: Developments shall create pedestrian oriented environments and amplify the mutual relationship between housing units, open space, and pedestrian amenities, while also protecting the privacy of individuals. Standards: All zones Unit lots should be oriented toward common open sace area or community buildin • when not achievable unit lots should be oriented toward a right-of-way. PARKING AND GARAGES: The minimization of the visual impact of parking and garages contributes to creating communities that are oriented to people and pedestrians, as opposed to automobiles. 4 ORDINANCE NO. 6042 Guidelines: The visual impact of parking areas and garages shall be minimized. All forms of parking shall be located in a manner that minimizes the presence of the parking area and associated structures and shall not be located at the end of view corridors unless appropriately screened. When possible, alley access is encouraged. All zones II of the following apply: 1. Parking shall be provided in designated areas within the parent site but not at individual unit lots; 2. Shared garages on the parent site are allowed, provided the regulations of RMC 4-4-080 are met; 3. Parking structures, i.e., garages and carports, shall be detached and set back from the private yard space by at least six feet (6'); 4. Shared garages and carports shall not exceed forty-four feet (44') in width, and shall maintain an eight -foot (8') separation from any cottages; 5. Parking design shall be of similar design and character to the cottages. Carports are permitted when a solar panel is incorporated into the design; 6. 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. 7. Shared garages shall not be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned; 8. When shared garages are proposed, each unit must have garage space assigned to it; 9. 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 10. Parking structures and surface parking shall not be located between the common open space and the cottage units. 2. Open Space: OPEN SPACE: Open space is a significant element in the design and livability of a cottage house development and should create opportunities for social interaction, community building, good physical health, and personal reflection. Common open areas and semi -private space are favored and prioritized over purely private space. Landscaping: ORDINANCE NO. 6042 All zones See RMC 4-4-070, Landscaping. Individual unit lots are exempt from RMC 4-4-070.F.3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-WaV Abutting a Front Yard. Standards for Common Open Space: All zones 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: 1. 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 pickle ball; 2. 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 anv dimension. For sites larger than one acre in size, open space(s) shall be no less than forty feet (40') 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; 3. 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 4. Common open sace areas shall have a maximum slope of five percent 5% and 5. Obstructions, such as retaining walls and fences, shall be strategically placed so as not to reduce usable open space. Standards for Private Yards: All zones Each individual cottage shall have a private yard that is at minimum two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. Front yard porches and backyard patios and reciprocal use easements may be included in the calculation of private yard. Community Buildings: ORDINANCE NO. 6042 All zones Developments with twenty-four (24) or more cottages are required to provide at least one community building for indoor gatherings. Design elements, such as roof pitch, architecture, materials, and colors, shall be similar to that of the cottages within the development. Sidewalks and Pedestrian Easements: All Zones Il of the following are required: 1. 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. 2. Front yards shall have entry walks that are a minimum width of four feet 4' • and 3. 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. 3. Residential Design: PRIMARY ENTRY: Cottages with a visually prominent front entry, including architectural character and landscape design, foster the sense that the community is oriented to pedestrians. Features like porches and stoops at the front entry provide opportunity for social interaction and can contribute to a sense of place for residents. Additionally, porches work to minimize the appearance of bulk by breaking up the facade. Guidelines: Entrances to cottages shall be a focal point and allow space for social interaction. Front doors shall face the common open area or a street and be on the facade closest to the street. Standards: All zones All of the following are required: 1. The primary front entry should be abutting and oriented toward a common open space; when not achievable, the cottage shall have a primary entry and covered porch oriented toward a right-of-way; 2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade; and ORDINANCE NO. 6042 3. Unit lots should be oriented toward common open space area; when not achievable, unit lots should be oriented toward a right-of-way. FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as visual breaks that help to create visual interest. Guidelines: 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. All zones Both of the following are required: 1. The primary building elevation oriented toward common open space or right-of-wav shall have at least one articulation or change in plane of at least two feet (2') in depth; and 2. A minimum of one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or common open spaces. WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a cottage and when they incorporate architectural elements of the cottage and they contribute to the overall balance and integration of the building form. Additionally, when they represent a significant amount of the facade of a cottage, they amplify the sense that the community is oriented to people. Guidelines: 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. Standards: All zones All of the following are required: 1. Primary windows shall be proportioned vertically, rather than horizontally; 2. Vertical windows may be combined to create a larger window area; 3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2") minimum head and iamb trim around the door; 4. Screen doors shall be allowed in combination with .any door type listed above are above; 5. Primary entry doors shall face a common open area or street, and shall be paneled or have inset windows; and 6. Sliding glass doors shall not be permitted along a frontage elevation or an elevation facing a pedestrian easement. ORDINANCE NO. 6042 SCALE, BULK, AND CHARACTER: Residential communities are intended for people and cottages that have appropriate scale and bulk contribute to the sense of orientation to people. Variety in the character of cottages helps to minimize visual monotony while helping to foster a perception of uniqueness of place. Guidelines: A diverse vet complementary streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. All zones All of the following are required: 1. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate; 2. Primary porch plate heights shall be one story. Stacked porches are allowed; and 3. To differentiate the same models and elevations, different colors shall be used; and 4. No more than two (2) of the same model and elevation shall be built within the same cluster and the same model and elevation shall not be abutting, adjacent, or diagonal. ROOFS: Roof forms and profiles are an important component in the architectural character of cottages and contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to create variety, especially for cottages of the same model. Guidelines: 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. Standards: All zones Both of the following are required: 1. A variety of roofing colors shall be used within the development and all roof material shall be fire retardant; and 2. Cottage developments shall use a variety of roof forms appropriate to the style of the home. EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately and used consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes. Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home. Standards: All zones Both of the following are required: 1. Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. ORDINANCE NO. 6042 2. Rakes on gable ends must extend a minimum of two inches (21 from the surface of exterior siding materials. ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a cottage and the community. It helps to create a desirable human scale and a perception of a quality, well -designed home. Guidelines: 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. Standards: All zones All of the following are required: 1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors; 2. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns; 3. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them; 4. If columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited; and 5. If one siding material is used on any side of the cottage that is at least two (2) stories, a horizontal band that measures at least eight inches (8") is required between the first and second story. MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of diversity of housing stock in the cottage community. Guidelines: 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. All zones All of the following are required: 1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or three and five -eighths inches by seven and five -eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail cottages; 2. When more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners no less than twenty-four inches (24" ). The material change shall occur at an internal corner or a logical 10 ORDINANCE NO. 6042 transition such as aligning with a window edge or chimnev. Material transition shall not occur at an exterior corner; 3. Multiple colors on buildings shall be provided. Color palettes for all new structures, coded to the home elevations, shall be submitted for approval; 4. Abutting, adjacent, and diagonal cottages shall be of differing color. Color palettes for all new cottages, coded to the home elevations, shall be submitted for approval; and 5. Gutters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color. MAIL AND NEWSPAPERS: Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the cottages. All zones All of the following are required: 1. Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; 2. Mailboxes shall be lockable consistent with USPS standards; and 3. Mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture. MECHANICAL EQUIPMENT: Guidelines: Mechanical equipment shall be placed so as to not negativeIV impact neighbors. All zones Mechanical equipment shall only be located in the rear and side yards. UTILITIES All zones All surface and roof -top equipment shall be screened or enclosed from public view. DUMPSTER/TRASH/RECYCLING COLLECTION AREA: All zones Both of the following are required: 1. 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 2. 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. 11 ORDINANCE NO. 6042 SECTION V: Residential Uses Outside of Center Downtown Zone in subsection 4-4- 080.F.10.d of the Renton Municipal Code is amended to add a new row entitled "Cottage House Developments" in between the rows entitled "Detached dwellings and townhouses" and "Manufactured homes within a manufactured home park," to read as shown in the excerpt of 4- 4-080.F.10.d, below. All other provisions in 4-4-080.F.10.d remain in effect and unchanged. USE I NUMBER OF REQUIRED SPACES RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE Cottage House Developments: A minimum and maximum of 1.6 per cottage house of 3 bedrooms or greater; 1.4 per 2-bedroom cottage house; 1.0 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. SECTION VI. Subsections 4-4-090.A and 4-4-090.6 of the Renton Municipal Code are amended as shown below. All other provisions in 4-4-090 remain in effect and unchanged. A. APPLICABILITY: All new developments for cottage housing, multi -family residences, commercial, industrial and other nonresidential uses shall provide on -site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with this Section. B. EXEMPTION FOR SINGLE FAMILY AND TWO (2) ATTACHED RESIDENCES (DUPLEXES): Single-family and two (2) attached residences (duplexes) shall be exempt from these requirements for refuse and recyclables deposit areas. Single-family 12 ORDINANCE NO. 6042 residences that comprise a cottage house development do not qualify for the exemption. SECTION VII. Section 4-7-090 of the Renton Municipal Code is amended as follows: RMC 4-7-090 UNIT LOT SUBDIVISIONS: A. PURPOSE: This Section is intended to allow the creation of unit lots for townhouse and cottage house development through established subdivision procedures while generally only applying development standards to the parent site as a whole rather than to individual unit lots, as discussed in subsection E of this Section, Exceptions. B. APPLICABILITY: The provisions of this Section shall only apply to subdivisions OR ;e R-10, R 14, nnaF -and- G-V zenes in the following cases: 1. New Townhouse Development: Subdivisions in the R-10, R-14, RMF, and CV Zones intended for the purpose of new townhouse development. 2. Existing Townhouse Development: Subdivisions in the R-10, R-14, RMF, and CV Zones when the existing townhouse developments have received a Certificate of Occupancy before October 17, 2016. 3.. Cottage House Developments: Subdivisions in the R-4, R-6, R-8, R-10, and R-14 Zones intended for the purpose of new single-family development, including existing single-family dwellings when integrated into proposed cottage house developments. 13 ORDINANCE NO. 6042 C. PRINCIPLES OF ACCEPTABILITY: 1. Parent Site: The whole parent site shall comply with all development standards as though it were a stand alone lot. 2. Access: The parent site shall have direct vehicular access to a public street. Each unit lot shall have direct vehicular access to either a public or private roadway (see RMC 4-6-060 K, Unit Lot Drives). 3. Physical Characteristics: A proposed subdivision may be denied because of the presence of flood, inundation, wetland conditions, steep slopes, unstable soils, mineshafts, or other unsuitable site characteristics. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. D. SCOPE AND PROCESS: 1. Short Subdivision: Unit lot subdivisions of nine (9) or fewer unit lots shall be processed as short subdivisions, and subject to all provisions of RMC 4-7-070, Detailed Procedures for Short Subdivisions, unless otherwise specified by this Section. 2. Subdivision: Unit lot subdivisions of ten (10) or more unit lots shall be processed as subdivisions, and subject to all provisions of RMC 4-7-080, Detailed Procedures for Subdivision, unless otherwise specified by this Section. 14 ORDINANCE NO. 6042 3. Site Plan Review: Unit lot subdivisions shall be subject to RMC 4-9-200, Master Plan and Site Plan Review; however, RMC 4-9-200.C.2.b, SEPA Exempt Development, shall not apply. E. EXCEPTIONS: 1. Residential Development Standards: Individual unit lots created for townhouses and cottage house developments are exempt from the following standards of RMC 4-2-110.A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. Individual unit lots created for cottage house development are subject to the provisions of RMC 4-2-110.G, Development Standards for Residential Development (Cottage House Development). 2. Landscaping: a. Townhouse Development: Individual unit lots are exempt from the following subsections of Section 4-4-070, Landscaping: i_a- RMC 4-4-070.F.1, Street Frontage Landscaping Required; ii.b-. RMC 4-4-070.F.2, Street Trees and Landscaping Required Within the Right -of -Way on Public Streets; and iii.E RMC 4-4-070_F.3, Front Yard Trees Required When Street Trees Are Not Located Within the Right -of -Way Abutting a Front Yard. 15 ORDINANCE NO. 6042 b. Cottage House Development: Individual unit lots are exempt from the RMC 4-4-070.F.3, Front Yard Trees Required When Street Trees Are Not Located Within the Right -of -Way Abutting a Front Yard. 3. Parking: a. Townhouse Development: The number of parking spaces required for attached dwellings pursuant to RMC 4-4-080 F.10.d, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent site; however, at least one parking space shall be provided within each unit lot. b. Cottage House Development: The number of parking spaces required for cottage house development pursuant to RMC 4-4-080.F.10.d, Parking Spaces Required Based on Land Use, may be averaged and dispersed within the parent site, provided that at least one parking space is provided for each unit lot. 4. Access: a. Townhouse Development: Primary access for individual unit lots may be from a public alley. b. Cottage House Development: Vehicle access is only required for the site and not individual unit lots S. Existing Nonconforming use Developments: Legally established existing townhouse and single-family housing intended for cottage house developments that are nonconforming with respect to development standards (e.g., maximum net density) shall be considered conforming for the 16 ORDINANCE NO. 6042 purpose of this Section and may be subdivided pursuant to this Section; provided, that as conditions of a unit lot subdivision approval the City may require that any nonconforming development standard be brought into compliance to the extent feasible, as determined by the Administrator. F. UNIT LOT SUBDIVISION REQUIREMENTS: 1. Unit Lots: Parent sites developed or proposed to be developed with attached townhouse dwellings or cottage houses may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. The whole parent site shall meet applicable development standards. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. 2. Siting of Unit Lots: Unit lot subdivisions that propose to incorporate one or more unit lot drives (refer to RMC 4-6-060K, Unit Lot Drives) shall site unit lots as follows: a. For unit lot drives serving six (6) unit lots or less: At least one unit lot shall be situated towards a public street with nothing other than open space between the public right-of-way and the unit lot. b. For unit lot drives serving seven (7) unit lots or more: At least two (2) unit lots shall be situated towards a public street with nothing other than open space between the public right-of-way and the unit lots. 3. Parent Site: Prior to a unit lot subdivision or any subsequent platting actions, additions or modifications to the structure(s), the applicant shall 17 ORDINANCE NO. 6042 demonstrate that the whole parent site will comply with applicable standards and requirements of this Title (i.e., the parent site shall be reviewed as though it is a single lot without any unit lots or tracts within). For example, building coverage of the parent site shall include all qualifying structures within the development, including those located or proposed to be located upon individual unit lots. Portions of the parent site not subdivided for individual unit lots shall be platted as a tract and owned in common by the owners of the individual unit lots, or by a homeowners' association comprised of the owners of the individual unit lots. 4. Density: The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling unit shall be located on a unit lot. S. Design and Open Space Standards: a. Townhouse Development: RMC 4-2-115, Residential Design and Open Space Standards, as applied to the R-10 and R-14 zones shall apply to unit lot subdivisions within the RMF and CV zones. Unit lot subdivisions within the RMF and CV zones shall be exempt from RMC 4-3-100, Urban Design Regulations. b. Cottage House Development: See RMC 4-2-115, Residential Design and Open Space Standards. 6. Homeowners' Association and Covenants: a. Covenants and Homeowners' Association: Prior to the recording of the plat, the applicant shall provide final covenants, declarations and restrictions in a form satisfactory to the City Attorney, and shall record the document with the King County Recorder. 18 ORDINANCE NO. 6042 b. Maintenance of Common Facilities: All common open space and facilities, private utility infrastructure, exterior building facades and roofs, and other physical improvements to the land, as determined by the Administrator, shall be maintained in perpetuity by the homeowners' association, unless otherwise agreed to by the City. The covenants, declarations and restrictions shall provide authority for the City, after providing reasonable written notice to the homeowners' association and opportunity to perform required maintenance, to recover any costs incurred by the City to maintain private infrastructure or common areas due to a failure of the homeowners' association to adequately maintain privately owned improvements. In order to ensure that the City can recover its costs for performing required maintenance, the City may file a lien against the property or accept other appropriate security approved by the City. 7. Timing: Site development and building construction may commence upon approval of a site plan and issuance of a building permit(s) for such construction and prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by the applicant. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording. 8. Recorded Plat: Notes shall be placed on the plat recorded with the King County Recorder to acknowledge the following: a. The title of the plat shall include the phrase "Unit Lot Subdivision"; 19 ORDINANCE NO. 6042 b. Subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parent site as a whole; and c. The individual unit lots are not separate building sites and additional development of the individual unit lots may be limited as a result of the application of development standards to the parent site. SECTION Vill. Subsections 4-9-065.A and 4-9-065.6 of the Renton Municipal Code are amended as shown below. All other provisions in 4-9-065 remain in effect and unchanged, except as provided in SECTION IX of this ordinance. A. PURPOSE: The purpose of this Section is to offer increased residential density for developments that construct affordable dwelling units, of assisted living facilities, or cottage housing. Density bonuses are offered to meet the intent of the Comprehensive Plan policies, including but not limited to goals and policies of the land use element, and housing and human services element, as well as the purpose and intent of the zoning districts. It is expected that all density bonuses will be achieved with no variances. B. APPLICABILITY: c ORDINANCE NO. 6042 Density bonuses shall be considered when any of the following are proposed: 1. Bonus market -rate dwelling units in exchange for the construction of affordable dwelline units. 2. Assisted living facilities where the use is allowed pursuant to chapter 4-2 FITXN 3. Cottage house developments. SECTION IX. Subsection 4-9-065.1) of the Renton Municipal Code is amended to add a new subsection 4-9-065.D.3 to read as shown below. Further, the currently codified subsection 4-9-065.D.3 shall be renumbered to 4-9-065.D.4 and amended as shown below. All other provisions in 4-9-065.1) remain in effect and unchanged. 3. Cottage House Developments: Bonus market -rate dwellings may be granted at a rate of two and one-half (2.5) times the maximum density that could be achieved in a standard subdivision based on the development standards of the underlying residential 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 underlying 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). 3r 4. Maximum Bonus Units: The following table provides the maximum density that may be granted in applicable zones for conformance with either the affordable housing of assisted living facility, or cottage housing provisions: 21 ORDINANCE NO. 6042 a. Affordable Housing Subject Zones Maximum Density CD, UC, CV, CO, COR, R- 14, and RMF 30% above maximum density or density allowed via conditional use permit b. Assisted Living Facilities Subject Zones Maximum Density RMF, CV, CD, CO, COR, and UC 50% above maximum density R-1, R-10, and R-14 Up to 18 dwelling units per net acre c. Cottage House Developments Cottage House Developments may be granted a bonus density of 2.5 the number of lots identified in the pro forma subdivision plan for the following zoning districts: R-4, R-6, R-8, R-10, and R-14. SECTION X. Subsections 4-9-200.6 and 4-9-200.1) of the Renton Municipal Code are amended as shown below. All other provisions in 4-9-200 remain in effect and unchanged. B. APPLICABILITY AND AUTHORITY: 1. Master Plan Review: Master plan review is required for CA zoned sites two and one-half (2.5) acres or greater in area upon which residential mixed -use development is proposed, and master plan review is required for all phased development projects regardless of zone. When existing parcels are twenty-five (25) acres or smaller, a master plan incorporating all abutting lots in common ownership as of December 1, 2003, is required. 2. Site Plan Review: 22 ORDINANCE NO. 6042 a. When Required: Site plan review is required for all development in the IL, CO, CN, CD, CA, CV, COR, UC-1, UC-2, R-10, RMH, RM, and R-14 Zones, all development within the Employment Area (EA) designation, and for the following types of development, regardless of zone: i. K-12 educational institutions. ii. Parks. iii. Outdoor recreation facilities. iv. Rental services with outdoor storage. v. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. facilities vi. Medical institutions, assisted living, and convalescent care vii. Cottage house developments. b. Optional: When specifically authorized by the development standards, site plan review may be used as a means to propose modifications to development standards for developments otherwise exempt from site plan review. 3. Authority: The Community and Economic Development Administrator shall have the authority to approve, approve with conditions, or deny proposals based on this Section when no other permit or approval requires Hearing Examiner review. D. CRITERIA TO DETERMINE IF PUBLIC HEARING IS REQUIRED: 23 ORDINANCE NO. 6042 A public hearing before the Hearing Examiner shall be required in the following cases: 1. All master plans except those covered by a planned action ordinance that included a public hearing that was determined by the Community and Economic Development Administrator to have provided the public and decision - makers with sufficient detail regarding the project's scale, design, bulk and uses. Where a master plan is approved, subsequent site plans submitted for future phases may be submitted and approved administratively without a public hearing. 2. Site Plan Review: a. Significant Environmental Concerns Remain: The Environmental Review Committee determines, based on departmental comments or public input, that there are significant unresolved concerns raised by the proposal; or b. Large Project Scale: The proposed project is more than: i. One hundred (100) attached residential units; ii. One hundred thousand (100,000) square feet of gross floor area (nonresidential) in the IL or CO Zones or other zones in the Employment Area (EA) land use designation; iii. Twenty-five thousand (25,000) square feet of gross floor area (nonresidential) in the CN, CD, CA, CV, or CO Zones outside the Employment Area (EA) land use designation; iv. Four (4) stories or sixty feet (60') in height; v. Three hundred (300) parking stalls; or 24 ORDINANCE NO. 6042 vi. Ten (10) acres in size of project area. c. All commercial or industrial projects adjacent to or abutting residentially zoned property, unless the Administrator determines that the presence of critical areas or other limiting factors on the residential property make development unlikely or unfeasible. SECTION XI. Section 4-11-030 of the Renton Municipal Code is amended to add a definition of "Cottage House Development," in alphabetical order, to read as shown below. All other definitions in 4-11-030 remain in effect and unchanged. COTTAGE HOUSE DEVELOPMENT: A unit -lot subdivision consisting of at least thr_e_e_(3) unit lots containing small scale (no more than 1,500 gross square foot) detached, single-family dwelling units clustered around a shared common open space. SECTION XII. If any section, subsection, sentence, clause, phrase or work of this ordinance should be held to be invalid or unconstitutional by a court or competent jurisdiction, such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other section, subsection, sentence, clause, phrase or word of this ordinance. SECTION XIII. This ordinance shall be in full force and effect five (5) days after publication of a summary of this ordinance in the City's official newspaper. The summary shall consist of this ordinance's title. 25 ORDINANCE NO. 6042 PASSED BY THE CITY COUNCIL this 13th day of December, 2021. Jason,A. Seth, APPROVED BY THE MAYOR this 131h day of December, 2021. Approved as to form: Shane Moloney, City Attorney Date of Publication: 12/16/2021 (Summary) ORD:2181:11/5/21 Clerk w