HomeMy WebLinkAboutPRE22_StaffComments_220922_v1
PREAPPLICATION MEETING
Benson Hill Commons
16801, 16807, 16819, 16827 – 108th Ave SE & 16808, 16816 – 106th
Ave SE
PRE22-000310
CITY OF RENTON
Department of Community & Economic Development
September 22, 2022
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the assigned planner to have the documents pre-
screened.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE: September 8, 2022
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Benson Commons
1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of on e fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm.
The fire flow requirements for the townhomes is 2,500 gpm and the fire flow for the multi-
family is 3,250 gpm. Four hydrants are required for this portion of the project. One hydrant is
required 150-feet and three additional hydrants are required within 300-feet of the proposed
buildings.
Water is provided by Soos Creek Water District. A water availability certificate is required to be
provided by them.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family
units and townhome units and $964.53 for multi-family units. This fee is paid at building permit
issuance. Credit will be granted for the existing homes that are removed.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet
wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways
shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required
within 150-feet of all points on the buildings. Dead end streets that exceed 150 -feet in length
require an approved turnaround.
4. Approved fire sprinkler and alarm systems are required throughout the multi-family
building. Fire alarm systems are required to be fully addressable and full detection is required.
Separate plans and permits required by the fire department. Direct outside access is required
for the fire sprinkler control room.
Approved fire sprinkler systems are required throughout the townhome buildings. Starting
February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State
building code amendment. Townhome units may be sprinklered per the single-family
residential code.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 22, 2022
June 20, 2011
TO: Andrew Van Gordan, Associate Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Benson Hill Commons
16801 108th Ave SE
PRE22-000310
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above referenced proposal located at parcel # 0087000-
325, -327, -240, -315, -320, -321, -322, -245, -315, -316, & -317. The following comments are based on
the pre-application submittal made to the City of Renton by the applicant.
WATER
1. The subject development is within the water service area of Soos Creek Water and Sewer District.
A water availability certificate from Soos Creek Water and Sewer District is required as part of the
Land use Application.
2. A copy of the water main improvements plans shall be submitted to the City of Renton as a part
of the City’s Civil Construction permit.
3. The number and locations of fire hydrants shall be determined by the City of Renton Fire
Department as part of the review of the project plans.
SEWER
1. The subject development is within the water service area of Soos Creek Water and Sewer District.
A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of
the Land use Application.
2. A copy of the sewer main improvement plans shall be submitted to the City of Renton as a part of
the City’s Civil Construction permit.
3. An oil/water separator will be required for connecting any covered parking to sewer. This is
applicable to shared covered parking areas for multifamily and not to individual garages.
Benson Hill Commons PRE22-000310 Page 2 of 4
September 22, 2022
4. A grease interceptor is required if there is a commercial kitchen. The grease interceptor shall be
sized based on drainage fixture units in accordance with standards found in the latest edition of
the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main
5. If the existing homes on the sites are served by private on-site septic systems, the septic systems
shall be abandoned in accordance with King County Department of Health regulations and Renton
Municipal Code.
SURFACE WATER
1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site
falls within Flow Control Duration Standard area (matching Forested site conditions). The project
site is located in the Black River Basin and Duwamish-Green River sub basin.
2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
3. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2022
RSWDM and shall account for the total upstream tributary area, assuming developed conditions
for onsite tributary areas and existing conditions for any offsite tributary areas.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Basic water quality treatment will be
required for parcels with single family (including duplex) land use, while enhanced basic water
quality treatment will be required for parcels with commercial or multifamily land use. Any
proposed detention and/or water quality vault shall be designed in accordance with the 2022
RSWDM. Separate structural plans will be required to be submitted for review and approval
under a separate building permit for the detention and/or water quality vault. Special
inspection from the building department is required.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extend feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit construction.
6. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
7. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The
project site is within regulated slope areas.
8. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present,
water table and soil permeability, with recommendations of appropriate on-site BMP options
with typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The geotechnical report should include an on-site infiltration test to clearly show if
the site is suitable or unsuitable for infiltration.
9. Erosion control measures to meet the City requirements shall be provided.
Benson Hill Commons PRE22-000310 Page 3 of 4
September 22, 2022
10. A Construction Stormwater General Permit from Department of Ecology will be required if
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
12. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022
will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for
information regarding project vesting.
13. The development is subject to a surface water system development charge (SDC) fee. Fees will
be charged based on the rate at the time of construction permit issuance.
a) The 2022 Surface water system development fee is $0.84 per square foot of new impervious
surface, but no less than $2,100.00.
b) The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton
TRANSPORTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s
Complete Streets Standards.
a) 108th Ave SE is classified as Minor Arterial with an existing right of way (ROW) width ranging
from of 60’ to 92’ as measured using the King County Assessor’s Map. Per RMC 4-6-060, to
meet the City’s complete street standards for Minor Arterial streets, a minimum ROW width
of 91 feet is required. Per City code 4-6-060, half street improvements shall include a
pavement width of 54 feet (27 feet from centerline including a new 5’ bike), a 0.5 -foot curb,
an 8-foot planting strip, an 8-foot sidewalk, 2-foot minimum clearance between sidewalk and
property line, street trees and storm drainage improvements. Since the existing street wide
are vary along the project frontage, the dedication of ROW fronting the site will be vary from
0’ to 15.5’ depending on final survey.
b) 106th Ave SE is classified as Residential Access Street with an existing ROW width of 60’ as
measured using the King County Assessor’s Map with an existing paved width of
approximately 26 feet. Per RMC 4-6-060, to meet the City’s complete street standards for
Residential Access Street, a minimum ROW width of 54 feet is required, half street
improvements as taken from the ROW centerline will be required and include a minimum 13-
foot paved road, 0.5 feet of cub and gutter, an 11.5-foot planting strip, and 5-foot sidewalk,
street trees and storm drainage improvements. No ROW dedication is required.
2. Intersection improvements at the intersection of 108th Ave SE and SE 168th Street will be
required. The intersection is currently signalized in 4 directions with the existing home and offices
to the north utilizing the eastbound signal at the northwest corner of the 16801 property.
Intersection improvements will include, but are not limited to, construction of a permanent curb
return along the south side of the new continuation of SE 168th St, temporary curb return along
the north half-street improvements of SE 168th St, relocation of the west traffic signal, crosswalk
addition and updates to crosswalks that cross 108th Ave SE. A conceptual design for intersection
improvements to be reviewed by the City’s Transportation Division will be required with the land-
use application.
Benson Hill Commons PRE22-000310 Page 4 of 4
September 22, 2022
3. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
4. On and off-site ADA, curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed
in conjunction with the civil construction permit and will require a grading plan consisting of spot
elevations and slopes showing that ADA and City specifications are being met.
5. Refer to City code 4-4-080 regarding driveway regulations.
6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
7. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
8. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal.
If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impa ct
analysis will be required.
9. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2022 transportation impact fee for net new pm peak
hour vehicle trips is $7,145.85 per trip.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a) 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b) The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c) Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a) Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b) Detention vaults for storm water flow control.
c) Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 22, 2022
TO: Pre-Application File No. 22-000310
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Benson Hill Commons – 16801, 16807, 16819, 16827 - 108th Ave SE
& 16808, 16816 – 106th Ave SE (Parcel numbers 0087000240, -0245,
-0315, -0316, -0317, -0320, -0321, -0322, -0325, -0327)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, and City Council). Review comments may also need to be
revised based on site planning and other design changes required by City staff or made by the
applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal
Code. The Development Regulations are available online at
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The project area is located at 16801, 16807, 16819, 16827 – 108th Ave SE and
16808, 16816 – 106th Ave SE (Parcel numbers 0087000240, -0245, -0315, -0316, -0317, -0320, -
0321, -0322, -0325, -0327). The project area has street frontage on 108th Ave SE to the east and
106th Ave SE to the west. It is located within the Residential - 8 (R-8), Residential – 14 (R-14) and
Commercial Neighborhood (CN) zones; the lots within the CN zone are within Urban Design
District D. The site area is approximately 208,399 square feet (4.78 acres). The proposal includes:
• A unit lot subdivision of 16808 and 16816 – 106th Ave SE for the benefit of a 23-unit
cottage house development.
• Construction of 12 townhomes.
• Construction of a 34-unit flats or garden style apartments.
• Rezoning 16801, 16813, 16819, 16827 – 108th Ave SE and tax parcel 0087000317 from CN
and R-14 to RMF.
• Rezoning portions of 16807 – 108th Ave SE and tax parcels 0087000316/-0322 from R-14
to RMF.
• Completing a lot line adjustment to combine lots and adjust lot lines to match the newly
rezoned boundaries.
Access would be provided via two (2) access points from 108th Ave SE and one (1) access point via
106th Ave SE. Parking is proposed via surface parking for the cottage house development and flats
Benson Hill Commons
Page 2 of 22
September 22, 2022
or garden style apartment complex. The townhomes would have attached garages. A total of
43,000 sq. ft. of open space would be provided throughout the development.
Current Use: Per the King County Department of Assessments, the project area is currently
developed with six (6) detached dwellings, five (5) detached garages, one (1) detached carport
and one (1) miscellaneous building. No structures are proposed for retention.
Zoning/Density Requirements/Land Use: The project area is located within the R-8, R-14 and
RMF zoning classifications. The density ranges for the zoning are:
• A minimum of four (4) dwelling units with a maximum of eight (8) dwelling units for the
R-8 zone. The maximum density is reduced to six (6) dwelling units per net acre when
alleys are not part of the proposed or existing street configuration, and alleys are
considered practical.
• A minimum of seven (7) dwelling units with a maximum of 14 dwelling units for the R-14
zone.
• A minimum of 10 dwelling units with a maximum of 20 dwelling units for the RMF zone.
The Residential Medium Density Land Use Designation is intended to implement the R-8 zone.
The R-8 zone is established for single family residential dwellings. Development in the R-8 zone is
intended to create opportunities for new single family residential neighborhoods and to facilitate
high-quality infill development that promotes reinvestment in existing single-family
neighborhoods. It is intended to accommodate uses that are compatible with and support a high-
quality residential environment and add to a sense of community.
The Residential High Density Land Use designation is intended to implement the R-14 and RMF
zones. The R-14 zone is established to encourage development and redevelopment of residential
neighborhoods that provide a mix of detached and attached dwelling structures organized and
designed to combine characteristics of both typical single family and small-scale multi-family
developments. Structure size is intended to be limited in terms of bulk and scale so that the
various unit types allowed in the zone are compatible with one another and can be integrated
together into a quality neighborhood. Project features are encouraged such as yards for private
use, common open space areas, and landscaped areas that enhance a neighborhood and foster a
sense of community. Civic and limited commercial uses may be allowed when they support the
purpose of the designation. The RMF zone provides suitable environments for multi-family
dwellings. It is further intended to conditionally allow uses that are compatible with and support
a multi-family environment. The RMF allows for the development of both infill parcels in existing
multi-family districts with compatible projects and other multi-family development.
Cottage house developments are permitted within the R-8 zone. Townhomes are permitted
within the R-14 zone. Garden style apartments and flats are permitted within the RMF.
Density: The area of public rights-of-way, legally recorded private access easements and critical
areas (i.e., very high landslide hazard areas, protected slopes (except evaluate on a case-by-case
bases those protected slopes created by previous development, wetlands, Class 1 to 4 streams
and lakes or floodways) would be deducted from the gross site area to determine the “net” site
area prior to calculating density. In order to calculate the proposed density of the project, any
area of public road, private driveway/easement, and/or critical area dedication must be known.
All fractions which result from net density calculations shall be truncated at two (2) numbers past
the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that
result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those
Benson Hill Commons
Page 3 of 22
September 22, 2022
density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the
nearest whole number.
• Based on the provided net area of 1.69 acres (73,689 square feet) in the R-8 zone, the
minimum number of dwelling units is seven (7) units (4 dwelling units per acre * 1.69 net
acres = 6.76 du). The maximum number of dwelling units is 14 (8 dwelling units per acres
* 1.69 net acres = 13.52 du).
The proposal is for 23 cottage house units in the R-8. Cottage house developments may
be granted a bonus density of 2.5 times the maximum density that could be achieved in
a standard subdivision based on a pro forma subdivision plan on the site’s R-8 zone
(RMC 4-9-065, Density Bonus Review).
• Based on the provided net area of 0.84 acre (36,684 square feet) in the R-14 zone, the
minimum number of dwelling units is six (6) (7 dwelling units per acre * 0.84 net acre =
5.88 du). The maximum number of dwelling units is 12 (14 dwelling units per acre * 0.84
net acre = 11.76 du).
• Based on the provided net area of 1.69 acres (73,917 square feet) in the RMF zone, the
minimum number of dwelling units is 17 (10 dwelling units per acre * 1.69 net acres =
16.9 du). The maximum number of dwelling units is 34 (20 dwelling units per acre * 1.69
net acres = 33.8 du).
A density worksheet deducting street improvements identified in the preapplication meeting
and this memo would be required with the land use application to determine compliance with
the minimum and maximum density regulations.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations” effective at the time of complete application
(noted as “R-8, R-14 or RMF standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000
square feet. Minimum lot width is 50 feet or 60 feet for corner lots. Minimum lot depth is 80 feet.
The proposed lots within the R-8 do not meet the zoning requirements. However, the proposal
includes a unit lot subdivision for the benefit of cottage house development within the R -8.
Individual unit lots created for cottage house developments are exempt from minimum lot size,
minimum lot width and minimum lot depth. See “Unit Lot Subdivisions” below for additional
information.
The minimum lot size permitted in the R-14 zone for the benefit of attached dwellings do not have
a minimum lot size. Minimum lot width is 30 feet or 40 feet for corner lots; minimum lot depth is
60 feet.
The proposal includes a lot line adjustment that would include one (1) lot within the R-14 zone.
As proposed, this lot would meet zoning requirements. Compliance with requirements would be
verified at the time of land use application.
There is no minimum lot size required in the RMF zone. Minimum lot width for non-townhouse
attached dwellings is 50 feet or 60 feet for corner lots. The minimum lot width for non-townhouse
attached dwellings is 65 feet.
Benson Hill Commons
Page 4 of 22
September 22, 2022
The proposal includes a lot line adjustment that would include one (1) lot within the RMF zone.
As proposed, this lot would meet zoning requirements. Compliance with requirements would be
verified at the time of land use application.
Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area.
The maximum impervious coverage is 65%. The maximum wall plate height is restricted to 24 feet.
The buildings shall be no more than two (2) stories.
Per the provided information the building coverage within the R-8 zone subdivision is 17%; an
impervious coverage percentage was not provided. However, the proposal includes a unit lot
subdivision for the benefit of cottage house development within the R-8. Individual unit lots
created for cottage house developments are exempt from maximum building coverage and
maximum impervious surface area. See “Unit Lot Subdivisions” below for additional
information. Cottage house developments have separate height requirements. See “Cottage
House Development” below for additional information.
The R-14 standards allow a maximum building coverage of 65% of the lot area. The maximum
impervious coverage is 80%. The maximum wall plate height is restricted to 24 feet but can be
increased up to 32 feet subject to administrative conditional use permit approval. The buildings
shall be not more than three (3) stories.
Per the provided information, the building coverage within the R-14 zone is 28%; an impervious
coverage percentage was not provided. Proposed height is 32 feet. Elevations were not
provided. An administrative conditional use permit would be required for a height of 32 feet.
Compliance with requirements would be verified at the time of land use application.
The RMF standards allow a maximum building coverage of 35% for non-townhouse attached
dwellings with a maximum up to 45% allowed through the Hearing Examiner site development
plan review process. The maximum impervious coverage is 75%. The maximum wall plate height
is 32 feet for non-townhouse attached dwellings with an increase up to 42 feet possible subject
to administrative conditional use permit approval.
Per the provided information, the building coverage within the RMF zone is 14%. Proposed
height is 42 feet. Elevations were not provided. An administrative conditional use permit would
be required for a height of 42 feet. Compliance with requirements would be verified at the time
of land use application.
Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from
the maximum wall plate height; common rooftop features, such as chimneys, may project an
additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks,
railings, etc.) shall not extend above the maximum wall plate height unless the projection is
stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot
above the maximum wall plate height. The maximum wall plate height for detached accessory
structures is 12 feet and the total floor area must be less than that of the primary structure.
Accessory structures are also included in building lot coverage calculations.
Submitted plans would need to show compliance with requirements at the time of land use
application.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement or tract.
Benson Hill Commons
Page 5 of 22
September 22, 2022
The required setbacks for the R-8 zone are: Front yard: 20 feet, except when all vehicle access is
taken from an alley then 15 feet; Secondary front yard: 15 feet; Side yard: five (5) feet; Rear yard:
25 feet.
Dwellings within the R-8 zone are not meeting the zoning required setbacks. However, the
proposal includes a unit lot subdivision for the benefit of cottage house development within the
R-8. Individual unit lots created for cottage house developments are exempt from zoning yard
setbacks. See “Unit Lot Subdivisions” below for additional information.
The required setbacks for the R-14 zone are: Front yard: 15 feet, except when all vehicle access is
taken from an alley then 10 feet; Rear yard: 10 feet; Side yards: four feet (4’) for unattached sides
of attached units, zero feet (0’) for the attached sides; and secondary front yards: 15 feet. When
a lot abuts an alley, the rear yard shall always be the yard abutting the alley. The Community and
Economic Development Administrator or designee may modify the rear yard provision through
the site development plan review process where it is determined that specific portions of the
required on-site perimeter landscaping strip may be developed and maintained as a usable public
open space with an opening directly to a public entrance. In the R-14 zone to ensure adequate
vehicular maneuvering area, garages and carports that are accessed through alleys shall be set
back as follows: Nine-foot (9’) garage doors shall be at least 26 feet (26’) from the back edge of
the alley or 16-foot (16’) garage doors shall be at least 24 feet (24’) from the back edge of the
alley. Except for alley-accessed garages conforming to the previous requirements, the vehicle
entry for a garage or carport shall be set back twenty feet (20') from the property line where
vehicle access is provided; all other facades of a garage shall be subject to the applicable zone’s
minimum setback.
Per the provided information, it appears that all structures are meeting zoning requirements.
Compliance with required setbacks for the new development would be verified at the time of
land use application.
The required setbacks for the RMF zone are: Front yard: 20 feet for non-townhouse attached
dwellings; Secondary front yard: 20 feet for non-townhouse attached dwellings; Rear yard: 15
feet for non-townhouse attached dwellings; Side yard: five (5) feet for unattached sides.
Per the provided information, it appears that all structures are meeting zoning requirements.
Compliance with required setbacks for the new development would be verified at the time of
land use application.
Cottage House Development: Cottage house development requirements apply to cottage house
developments within the R-8 zone. The following regulations apply:
Maximum Unit Size 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
Benson Hill Commons
Page 6 of 22
September 22, 2022
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.
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.
The proposed height of the cottages is 24 feet; the maximum allowed is 18 feet. It is unclear if
the additional height comes from the allowances for roofs with a pitch up to or greater than
4:12 projecting an additional six (6) feet vertically from the maximum wall plat height. No
elevations were provided. The minimum number of cottages within a cluster is three (3); as
proposed there are two (2) clusters with two (2) cottages. Project materials show that not all
cottages would be meeting sizing requirements as half of the units are 1,000 square feet as
opposed to be being less than 1,000 square feet. Compliance with requirements would be
verified at the time of land use application.
Residential Design and Open Space Standards: Cottage house unit lot subdivisions are required
to meet applicable standards within RMC 4-2-115F, Cottage House Requirements. The standards
are required to be addressed at the time of subdivision. The following are applicable within the
R-8 zone.
• Unit Lot Configuration
o Unit lots should be oriented toward common open space area or community
building; when not achievable, unit lots should be oriented toward a right-of-way.
All units, except for the cottage in the southeast corner meet this requirement.
• Parking and Garages
o All 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');
Benson Hill Commons
Page 7 of 22
September 22, 2022
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.
Parking areas serving the cottage housing subdivision will need to have a 10-
foot fully sight-obscuring landscaping screen abutting the northern and
southern property line.
• Open Space
o Landscaping: Individual unit lots are exempt from RMC 4-4-070F3, Front Yard
Trees Required When Street Trees Are Not Located Within the Right-of-Way
Abutting a Front Yard.
o Standards for Common Open Space: 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. For each unit in the development, three hundred fifty (350) square feet
of common open space shall be provided.
2. 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 pickleball;
3. 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 any
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
Benson Hill Commons
Page 8 of 22
September 22, 2022
dimension is less than eight feet (8') in width and when all open spaces
are averaged, the applicable dimension requirement is met;
4. 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
5. Common open space areas shall have a maximum slope of five percent
(5%); and
6. Obstructions, such as retaining walls and fences, shall be strategically
placed so as not to reduce usable open space.
Submitted documents identify 13,600 square feet of open space. A minimum of
8,050 square feet (23 units x 350 square feet = 8,050 square feet) is required. It
is unclear how the 13,600 square feet figure was calculated and whether it
meets the minimum sizing requirements for project sites over an acre in size.
Identification of open space amenities was not provided. Open space shall be
placed in tracts. Calculations identifying how the open space requirements are
being met will be required at the time of land use application.
o Standards for Private Yards: 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.
It is unclear if this requirement is being met. Calculations identifying how the
private yard requirements are being met will be required at the time of land use
application.
o Sidewalks and Pedestrian Easements: All 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.
It appears that the proposal is meeting these requirements.
• Residential Design
Benson Hill Commons
Page 9 of 22
September 22, 2022
o Primary Entry: Entrances to cottages shall be a focal point and allow space for
social interaction. Front doors shall face the common area or a street and be on
the façade closest to the street.
o Façade Modulation: 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.
o Windows and Doors: 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.
o Scale, Bulk, and Character: A diverse yet complementary streetscape shall be
provided by using elevations and models that demonstrate a variety of floor
plans, home sizes, and character.
o Roofs: 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.
o Eaves: Eaves should be detailed and proportioned to complement the
architectural style of the home.
o Architectural Detailing: 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.
o Materials and Colors: 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.
o Mail and Newspapers: Mailboxes shall be located so that they are easily
accessible to residents. They shall also be architecturally compatible with the
cottages.
o Mechanical Equipment: Mechanical equipment shall only be located in the rear
and side yards.
o Utilities: All surface and roof-top equipment shall be screened or enclosed from
public view.
o Dumpster/Trash/Recycling Collection Area: 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
Benson Hill Commons
Page 10 of 22
September 22, 2022
enclosures shall not be located within front yards. In addition, see RMC 4-
4-090, Refuse and Recyclables Standards, for additional requirements.
Elevations were not provided. Compliance with all applicable specific requirements
would be reviewed at the time of land use application.
All new primary dwelling units within the R-14 zone are required to meet applicable standards
within RMC 4-2-115, "Residential Design and Open Space Standards". The standards are required
to be addressed at the time of subdivision and site plan review application. The following are
applicable subsections in the R-14 zone.
• Site Design
o Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed. One
of the following is required.
1. The front porch projects in front of the garage a minimum of five feet (5'),
and is a minimum of twelve feet (12') wide, or
2. The garage is detached and set back from the front of the house and/or
porch at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails,
or other homes, architectural details shall be incorporated in the design.
Elevations of the townhomes were not provided. The side-by-side garages are
at the rear of the townhomes, but the tandem garages appear to be the entirety
of the ground floor.
• Open Space
o Standards for Common Open Space: Development of four (4) or more units:
Required to provide common open space as outlined below. Above ground
drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be
counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet
of common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch,
pocket park, or pedestrian entry easement in the development and shall
include picnic areas, space for recreational activities, and other activities
as appropriate.
3. Open space shall be located in a highly visible area and be easily
accessible to the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one acre or smaller
in size, open space(s) shall be at least thirty feet (30') in at least one
dimension. For sites larger than one acre in size, open space(s) shall be at
Benson Hill Commons
Page 11 of 22
September 22, 2022
least forty feet (40') in at least one dimension. For all sites, to allow for
variation, open space(s) of less than the minimum dimension (thirty feet
(30') or forty feet (40'), as applicable) are allowed; provided, that when
all of a site’s open spaces are averaged, the applicable dimension
requirement is met.
5. A pedestrian entry easement can be counted as open space if it has a
minimum width of twenty feet (20') and within those twenty feet (20’) a
minimum five feet (5') of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area
with space for compost bins. Water shall be provided to the pea-patch.
Fencing that meets the standards for front yard fencing shall surround
the pea-patch with a one-foot (1') landscape area on the outside of the
fence. This area is to be landscaped with flowers, plants, and/or shrubs.
7. 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.
8. Common open space areas shall have a maximum slope of five percent
(5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in
common open spaces.
A minimum of 4,200 square feet (12 units x 350 square feet = 4,200 square feet)
is required for common open space. Provided documents identify 6,300 square
feet of open space provided. It is unclear how this has been calculated. It
appears that the main open space area is between the two sets of townhomes
and is not contiguous to the majority of dwellings. It appears that a swale may
be counted as part of the open space; swales and other above ground drainage
facilities are not counted towards the common open space. Open space shall be
placed in tracts. Review for compliance with standards would be verified at the
time of land use review.
o Standards for Private Yards: Developments of four (4) or more dwelling units:
Each ground-related dwelling shall have a private yard that is at least two
hundred fifty (250) square feet in size with no dimension less than eight feet (8')
in width. An additional two hundred fifty (250) square feet of open space per unit
shall be added to the required amount of common open space for each unit that
is not ground related.
It is unclear how this is proposed to be met. Review for compliance with
standards would be verified at the time of land use review.
o Sidewalks, Pathways, and Pedestrian Easements: All of the following are
required.
Benson Hill Commons
Page 12 of 22
September 22, 2022
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk
may disconnect from the road, provided it continues in a logical route
throughout the development. Permeable pavement sidewalks shall be
used where feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet
(3') and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and
pocket parks to residential access streets, limited residential access
streets, or other pedestrian connections. They may be used to provide
access to homes and common open space. They shall be a minimum three
feet (3') in width and made of paved asphalt, concrete, or porous material
such as: porous paving stones, crushed gravel with soil stabilizers, or
paving blocks with planted joints. Sidewalks or pathways for parks and
green spaces shall be located at the edge of the common space to allow
a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees.
Trees are required along all pedestrian easements to provide shade and
spaced twenty feet (20') on center. Shrubs shall be planted in at least
fifteen percent (15%) of the easement and shall be spaced no further
than thirty-six inches (36") on center.
5. For all homes that do not front on a residential access street, limited
residential access street, a park, or a common green: Pedestrian entry
easements that are at least fifteen feet (15') wide plus a five-foot (5')
sidewalk shall be provided.
Review for compliance with standards would be verified at the time of land use
application.
• Residential Design
o Primary Entry: Entrances to homes shall be a focal point and allow space for social
interaction. Front doors shall face the street and be on the facade closest to the
street. When a home is located on a corner lot (i.e., at the intersection of two
roads or the intersection of a road and a common space) a feature like a wrapped
porch shall be used to reduce the perceived scale of the house and engage the
street or open space on both sides.
o Façade Modulation: Buildings shall not have monotonous facades along public
areas. Dwellings 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.
o Windows and Doors: Windows and front doors shall serve as an integral part of
the character of the home. Primary windows shall be proportioned vertically
rather than horizontally. Vertical windows may be combined together to create a
larger window area. Front doors shall be a focal point of the dwelling and be in
scale with the home. All doors shall be of the same character as the home.
Benson Hill Commons
Page 13 of 22
September 22, 2022
o Scale, Bulk and Character: A diverse streetscape shall be provided by using
elevations and models that demonstrate a variety of floor plans, home sizes, and
character. Neighborhoods shall have a variety of home sizes and character.
o Roofs: 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.
o Eaves: Eaves should be detailed and proportioned to complement the
architectural style of the home.
o Architectural Detailing: Architectural detail shall be provided that is appropriate
to the architectural character of the home. Detailing like trim, columns, and/or
corner boards shall reflect the architectural character of the house.
o Materials and Colors: A diversity of materials and color shall be used on homes
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.
o Mailboxes and Newspapers: Mailboxes shall be located so that they are easily
accessible to residents. They shall also be architecturally compatible with the
homes.
o Hot Tubs, Pools, and Mechanical Equipment: Hot tubs, pools, and mechanical
equipment shall be placed so as to not negatively impact neighbors.
o Utilities: Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
o Dumpster/Trash/Recycling Collection Area: 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.
Elevations were not provided. Review for compliance with the specific regulations would be
completed at review of the land use permit.
Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations as all areas zoned
RMF are within Urban Design District B. The following sections are applicable for this project in
District B.
• Building Location and Orientation: Developments shall enhance the mutual relationship
of buildings with each other, as well as with the roads, open space, and pedestrian
amenities while working to create a pedestrian oriented environment. Lots shall be
configured to encourage variety and so that natural light is available to buildings and open
space. The privacy of individuals in residential uses shall be provided for.
Benson Hill Commons
Page 14 of 22
September 22, 2022
• Building Entries: Primary entries shall face the street, serve as a focal point, and allow
space for social interaction. All entries shall include features that make them easily
identifiable while reflecting the architectural character of the building. The primary entry
shall be the most visually prominent entry. Pedestrian access to the building from the
sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall
quality of the pedestrian experience on the site.
• Transition to Surrounding Development: Careful siting and design treatment shall be used
to achieve a compatible transition where new buildings differ from surrounding
development in terms of building height, bulk and scale.
• Service Element Location and Design: Service elements shall be concentrated and located
so that impacts to pedestrians and other abutting uses are minimized. The impacts of
service elements shall be mitigated with landscaping and an enclosure with fencing that
is made of quality materials. Service areas not adjacent to streets, pathways, or
pedestrian-oriented spaces are encouraged to implement vegetative screening in
addition to or as part of service enclosures.
• Surface Parking: Surface parking shall be located and designed so as to reduce the visual
impact of the parking area and associated vehicles. Large areas of surface parking shall
also be designed to accommodate future infill development.
• Vehicular Access: Vehicular access to parking garages and parking lots shall not impede
or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on
sidewalks shall be minimized.
• Pedestrian Circulation: The pedestrian environment shall be given priority and
importance in the design of projects. Sidewalks and/or pathways shall be provided and
shall provide safe access to buildings from parking areas. Providing pedestrian
connections to abutting properties is an important aspect of connectivity and encourages
pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
• Pedestrian Amenities: The pedestrian environment shall be given priority and importance
in the design of projects. Amenities that encourage pedestrian use and enhance the
pedestrian experience shall be included.
• Recreation Areas and Common Open Space: Developments located at street
intersections should provide pedestrian-oriented space at the street corner to emphasize
pedestrian activity (illustration below). Recreation and common open space areas are
integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they
shall also be landscaped and located so that they are appealing to users and pedestrians.
• Building Character and Massing: Building facades shall be modulated and/or articulated
to reduce the apparent size of buildings, break up long blank walls, add visual interest,
and enhance the character of the neighborhood. Articulation, modulation, and their
intervals should create a sense of scale important to residential buildings.
• Ground Level Details: The use of material variations such as colors, brick, shingles, stucco,
and horizontal wood siding is encouraged. The primary building entrance should be made
Benson Hill Commons
Page 15 of 22
September 22, 2022
visibly prominent by incorporating architectural features such as a facade overhang,
trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features
should also be used, to include things such as decorative entry paving, street furniture
(benches, etc.), and/or public art.
• Building Materials: Building materials are an important and integral part of the
architectural design of a building that is attractive and of high quality. Material variation
shall be used to create visual appeal and eliminate monotony of facades. This shall occur
on all facades in a consistent manner. High quality materials shall be used. If materials like
concrete or block walls are used, they shall be enhanced to create variation and enhance
their visual appeal.
See RMC 4-3-100, Urban Design Regulations for full requirements. Compliance with specific
applicable regulations would be completed at review of the land use permit.
Access/Parking: Access is proposed via three points. The first is a half-street abutting the
northern property line from 108th Avenue SE. The second is a 24-foot (24’) shared access
easement on the south side of the project from 108th Ave SE. The third is a limited residential
access street from 106th Ave SE. Internal drive aisles are proposed throughout the development.
Within cottage house development, a minimum and maximum of 1.6 stalls 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.
Provided materials indicate that a minimum of 32 stalls are required and that 34 are pro vided.
However, it is unclear how many bedrooms are in each cottage and whether the amounts
include the required guest parking. The number of parking spaces required for cottage house
developments may be averaged and dispersed within the parent site, provided that at least one
parking space is provided for each unit lot.
A minimum of two (2) stalls per dwelling unit is required for townhomes. Tandem parking is
allowed.
Proposed parking for the townhomes meets requirements.
Attached dwellings in the RMF require a minimum of 1.6 stalls per three (3) bedroom or larger
dwelling unit; 1.4 per two (2) bedroom dwelling; 1.0 per one (1) bedroom or studio dwelling unit.
In addition to the minimum parking stalls required, a minimum of 10% of the total number of
required parking spaces shall be provided for guest parking and located in a common area
accessible by guests.
Provided materials indicate that a minimum of 48 stalls are required and that 49 are provided.
However, it is unclear how many bedrooms are in each dwelling unit and whether the amounts
include the required guest parking.
In the R-14, for lots abutting an alley, required parking shall be provided in the rear yard area for
any unit, when alley access is available. Developments within the R-14 and RMF zones shall
provide a minimum of one (1) assigned parking space to each dwelling unit The width of the
townhome driveways shall not exceed thirty feet (30') exclusive of the radii of the returns or the
taper section, the measurement being made parallel to the centerline of the street roadway.
Benson Hill Commons
Page 16 of 22
September 22, 2022
Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage
discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk.
Unit lot drives may be constructed to service unit lot subdivisions. Each unit lot drive may serve
up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. The design of each
unit lot drive shall meet the following standards: the paved roadway shall be a minimum of 16
feet (16’) wide; the Fire Department may require the paved roadway to be up to 20 feet (20’)
wide; except for points of ingress/egress, curb shall be installed along the perimeter of the
roadway; there shall be an eight-foot (8’) wide landscaping strip between the curb and a five-foot
(5’) wide sidewalk along one side of the unit lot drive. The City may elect to have a unit lot drive
dedicated a public roadway; however, the City may require the unit lot drive to be privately owned
pursuant to RMC 4-7-090F.6.b, “Maintenance of Common Facilities”.
The right-of-way for the half street improvement must be a minimum of 35 feet (35') with 20 feet
(20') paved. A curb, planting strip area, and sidewalk shall be installed on the development side
of the street according to the minimum design standards for public streets. If the street is
permitted a cul-de-sac, then the right-of-way for the half of the cul-de-sac shall be dedicated, with
installation of a temporary hammerhead turnaround. The property shall also dedicate easements
to the City for street lighting and fire hydrants. Additional easements shall be provided for the
franchise utilities outside of the dedicated right-of-way. Limited residential access streets shall
have a 45-foot (45’) right of way to include five-foot (5’) sidewalks on both sides, eight-foot
planting strips between curb and walk on both sides, streets pursuant to RMC 4-4-070, curbing
on both sides and a six-foot (6’) parking lane on one side. Shared access easements are not
permitted.
All required street improvements are required to be within the right -of-way. All parking stalls
and associated drive aisles shall meet the requirements of RMC 4-4-080, Parking Loading and
Driveway Regulations. Compliance with requirements would be completed at the time of land
use permit review.
Refuse and Recycling: Outdoor refuse and recyclables deposit areas and collection points shall
not be located within fifty feet (50') of a lot zoned residential, except by approval through the site
development plan review process, or through the modification process if exempt from site
development plan review. Refuse and recycling areas shall be screened, have weather protection
and shall have a gate opening at least 12 feet wide for haulers. A minimum of one and one-half
(1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables
deposit areas, except where the development is participating in a City-sponsored program in
which individual recycling bins are used for curbside collection. A minimum of three (3) square
feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty
(80) square feet shall be provided for refuse and recyclables deposit areas. There shall be at least
one (1) deposit area/collection point for every 30 dwelling units and shall be dispersed throughout
a site when there is more than one building. Refuse and recyclables may be located within
structures provided it is in compliance with the Uniform Fire Code and that collection points are
easily and safely accessible to hauling trucks.
Only one refuse and recycling location on the site is identified. Elevations were not provided.
Complete requirements can be found in RMC 4-4-090, Refuse and Recyclable Standards.
Compliance with requirements would be completed at the time of land use permit review.
Benson Hill Commons
Page 17 of 22
September 22, 2022
Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in
the ROW planter will also be required. Landscaping may include hardscape such as decorative
paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths
between the curb and sidewalk are established according to the street development standards of
RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when
present. Street trees shall be planted in the center of the planting strip between the curb and the
sidewalk; provided, that, where right-of-way is constrained, irregular intervals and slight increases
or decreases may be permitted or required. Additionally, trees shall be planted in locations that
meet required spacing distances from facilities located in the right-of-way including, but not
limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and
driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the
following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-
sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50')
on center.
A residential multi-family zone or use abutting a less intensive residential zone requires a 15-foot
(15’) wide partially sight-obscuring landscaped visual barrier or a 10-foot (10’) fully sight-
obscuring landscaped visual is required along the common property line. All parking lots shall have
perimeter landscaping at least 10-feet (10’) in width as measured from the street right-of-way.
Surface parking lots shall be landscaped with plantings and trees as follows:
Total Number of Parking Stalls Minimum Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
Storm drainage facilities are required to comply with the minimum 15-foot perimeter
landscaping strip on the outside of the fence unless otherwise determined through the site plan
review or subdivision review process.
A conceptual landscape plan shall be provided with the land use application as prepared by a
licensed Landscape Architect, a certified nurseryman or other certified professional. Please refer
to landscape regulations RMC 4-4-070 for further general and specific landscape requirements.
In a cottage house unit lot subdivision, individual unit lots are exempt from RMC 4-4-070F3,
Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting
a Front Yard. Parking areas will need a 10-foot fully site-obscuring buffer between them and the
neighboring property.
Significant Tree Retention: A review of COR Maps shows that there are mature trees on the site.
When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory and a tree retention plan along with an arborist
Benson Hill Commons
Page 18 of 22
September 22, 2022
report, tree retention plan and tree retention worksheet shall be provided with the formal land
use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at
least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, a minimum tree density of
30 tree credits per net acre is required. Tree credits encourage retention of existing significant
trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
13
Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4 -4-
130H2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest
priority.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches
Benson Hill Commons
Page 19 of 22
September 22, 2022
(18") caliper; and trees that shelter interior trees or trees on abutting properties from strong
winds, which could otherwise allow such sheltered trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are
used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared
by an arborist or landscape architect would be reviewed at the time of the land use application.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project,
the location must be designated on the landscape plan and grading plan with top of wall and
bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A
retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the
footing to the finish grade at the top of the wall requires a building permit. The maximum height
of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining
wall unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls refer
to RMC 4-4-040.
Critical Areas: According to COR Maps, there are no critical areas on the site.
Environmental Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA) due to a subdivision exceeding nine (9) dwelling units and multi-
family residential dwelling unit project exceeding nine (9) dwelling units. Therefore, an
environmental checklist is a submittal requirement. An environmental determination will be
made by the Renton Environmental Review Committee.
Lot Line Adjustment: Detailed procedures for lot line adjustments can be found in RMC 4-7-060,
Detailed Procedures for Lot Line Adjustments. Lot line adjustments shall not be used to eliminate
or circumvent any state or local requirements, including but not limited to frontage
improvements, payments of fee-in-lieu, payment of latecomer fees or the installation of required
infrastructure. Residential lots will also be required to meet applicable requirements in RMC 4-7-
170, Residential Lots – General Requirements and Minimum Standards.
Compliance with requirements would be completed at the time of land use permit review.
Unit Lot Subdivisions: Within the R-8 zone a cottage house unit lot subdivision is permitted. Unit
lot subdivisions are exempt from the following standards in RMC 4-2-110A, Development
Standards for Residential Zoning Designations (Primary and Attached Accessory Structures):
maximum density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks,
Benson Hill Commons
Page 20 of 22
September 22, 2022
maximum building coverage, and maximum impervious surface area. For more information, refer
to RMC 4-7-090. Unit lot drives may be constructed to serve unit lot subdivision; each unit lot
drive may serve up to nine (9) lots. Please refer to RMC 4-6-060K for unit lot drive requirements.
A unit lot subdivision of nine (9) or more lots would be processed as a subdivision. Additional
development standards for cottage housing developments can be found in RMC 4-2-110G.
Master Plan Review and Site Plan Approval: Per RMC 4-9-200, master plan review is required for
all phased development projects regardless of zone. Site plan review is required for any
development in the R-14 zone and cottage house developments. The purpose of the master plan
process is to evaluate projects at a broad level and provide guidance for development projects
with multiple buildings on a single large site. The master plan process allows for analysis of overall
project concepts and phasing as well as review of how the major project elements work together
to implement City goals and policies. Master plan review allows for consideration and mitigation
of cumulative impacts from large-scale development and allows for coordination with City capital
improvement planning. Master plan review should occur at an early stage in the development of
a project, when the scale, intensity and layout of a project are known. The purpose of the site
plan review process is to analyze the detailed arrangement of project elements to mitigate
negative impacts where necessary to ensure project compatibility with the physical characteristics
of a site and with the surrounding are. Site plan review ensures quality development consistent
with the City goals and policies. Site Plan review analyzes elements including, but not limited to,
site layout, building orientation and design, pedestrian and vehicular environment, landscaping,
natural features of the site, screening and buffering, parking and loading facilities, and
illumination to ensure compatibility with the potential future development. Decision criteria
approval are itemized in RMC 4-9-200E.3. All master plans require a public hearing. Where a
master plan is approved, subsequent site plans submitted for future phases may be submitted
and approved administratively without a public hearing.
Projects to be completed in phases require Master Plan Site Review.
Rezone Process: An application for a rezone of one or more properties shall not require a
Comprehensive Plan Amendment if the proposed zone is implemented by the underlying
Comprehensive Plan land use designation.
The R-14 zone and the CN zone are within the Residential High Density Comprehensive Plan
designation. The RMF zone is also within the Residential High Density Comprehensive Plan
designation. Rezone requests not requiring an amendment to the Comprehensive Plan shall be
reviewed in an open public hearing held before the Hearing Examiner. The applicant will have
the burden and duty of applying for and pursuing the rezone.
Permit Requirements: The proposal would require rezone approval, preliminary plat approval,
Hearing Examiner master plan review, Hearing Examiner site plan review, Hearing Examiner
conditional use permit and an Environmental Review. The application would be reviewed within
an estimated time frame of 12 weeks. The 2022 fees would total $30,0009.00 ($5,250.00 Rezone
+ $10,830.00 Preliminary Plat + $3,800.00 Hearing Examiner Master Site Plan + $3,800.00 Hearing
Examiner Site Plan Review + $3,300.00 Hearing Examiner Conditional Use Permit + $1,600.00
Environmental Review + $1,429.00 Technology Fee (5%) = $30,0009.00). Each modification
request is $260.00. A 5% technology fee added to the total cost of the reviews would also be
assessed at the time of land use application. The fee for a Lot Line Adjustment is $1,144.50
($1,090.00 Lot Line Adjustment + $54.50 Technology Fee (5%) = $1,144.50). All fees are subject to
Benson Hill Commons
Page 21 of 22
September 22, 2022
change. Detailed information regarding the land use permit application submittal requirements
can be found on the Preliminary Plat Submittal Requirements, Master Site Plan Review Submittal
Requirements, Site Plan Review Submittal Requirements, Conditional Use Permit Submittal
Requirements and Environmental Review Submittal Requirements checklists. Other informational
applications and handouts can be found on the City’s Digital Records Library. The City requires
electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards.
A Final Plat application, and its associated fee, will be required following construction of the
subdivision’s infrastructure.
Public Notice Requirements
Neighborhood Meetings: A neighborhood meeting is required for preliminary plat applications
and projects estimated to have a monetary value equal to or greater than $10,000,000.00. A
required neighborhood meeting shall occur after a pre-application meeting and before submittal
of applicable permit applications. The meeting shall be held at a location open to the public and
that follows the Americans with Disabilities Act and can accommodate a reasonable number of
neighbors within the notification boundary. The public meeting shall be held within Renton city
limits, at a location no further than two (2) miles from the project site, unless an alternate
meeting location is approved by the Administrator. Full meeting requirements can be found in
RMC 4-8-090A, “Neighborhood Meetings”.
Public Outreach Signs: Public outreach signs are required for preliminary plats and projects
estimated to have a monetary value equal to or greater than $10,000,000.00. The sign shall be
erected at the approximate midpoint of the site’s street frontage and five feet (5') within the
front lot line or as otherwise directed by the Department for maximum visibility. The sign shall
not be removed until a temporary certificate of occupancy or a certificate of occupancy is
issued. Full public outreach sign requirements can be found in RMC 4-8-090B, “Public Outreach
Signs”.
Public Information Sign: Public Information Signs are required for all Type III Land Use Permits as
classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential
land development, specific permits/actions being considered by the City, and to facilitate timely
and effective public participation in the review process. The applicant must follow the
specifications provided in the public information sign handout. The applicant is solely responsible
for the construction, installation, maintenance, removal, and any costs associated with the sign.
Fees: In addition to the applicable building and construction fees, impact fees would be required.
The fee in effect at the time of residential building permit issuance will apply. For informational
purposes, the 2022 impact fees are as follows:
• A Transportation Impact Fee assessed at $6,717.10 per each new apartment dwelling unit
and $10,861.69 per each new single family dwelling unit.
• A Parks Impact Fee assessed at $1,977.62 per each new multi-family (5 or more units)
dwelling unit and $2,914.99 per each new single family dwelling unit.
• A Fire Impact Fee assessed at $964.53 per each new multi-family dwelling unit and $829.77
per each new single family dwelling unit.
Benson Hill Commons
Page 22 of 22
September 22, 2022
• A Renton School District Impact Fee assessed at $4,737.00.00 (plus a 5% processing charge)
per each new multi-family dwelling unit and $2,659.00 per each new single family dwelling
unit.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal land use application materials are complete, the applicant shall have
the application materials pre-screened prior to submitting the complete application package.
Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425)
430-7286 for an appointment.
Expiration: For phased master plans the Administrator may grant master plan approval for large
projects planned to be developed or redeveloped in phases over a period of years exceeding the
five (5) year time limit for non-phased plans; however, the time limit shall not exceed ten (10)
years. Such approval shall include clearly defined phases and specific time limits for each phase
and a determination of eligibility for any extensions of the time limits. It is the responsibility of
the owner to monitor the expiration date.